Agenda Item 9A — Torrance City Council, February 25, 2025

9A
Date: February 25, 2025
To: Honorable Mayor and Members of the City Council
From: Michelle Ramirez, Community Development Director
By: Austin Lujan, Planning Assistant | [email protected] Subject: Community Development – Conduct Public Hearing to Consider Appeal of Planning Commission’s Approval of a Precise Plan of Development (PRE24-00012) to Allow One and Two-Story Additions to an Existing One-Story Single-Family Residence, in Conjunction with a Waiver (WAV24-00007) of the Setback Requirements, on Property Located within the Hillside Overlay in the R-1 Zone at 671 Calle Miramar (APN 7514-019-013), Adopt RESOLUTIONS and Determine a Categorical Exemption from the California Environmental Quality Act (CEQA). Expenditure:

None.

RECOMMENDATION
Recommendation of the Planning Commission and Community Development Director that City Council:

1. Conduct public hearing; and

2. Deny the appeal; and

3. Adopt a RESOLUTION approving a Precise Plan of Development as provided for in Division 9, Chapter 1, Article 41 of the Torrance Municipal Code to allow one and two- story additions to an existing one-story single-family residence on property located within the Hillside Overlay in the R-1 Zone at 671 Calle Miramar; and

4. Adopt a RESOLUTION approving a Waiver as provided for in Division 9, Chapter 4, Article 2 of the Torrance Municipal Code to allow a reduction of the setback requirements on property located within the Hillside Overlay in the R-1 Zone at 671 Calle Miramar; and

5. Determine a Categorical Exemption from the California Environmental Quality Act (CEQA); Article 19, Sections 15301 (Existing Facilities) and 15305 (Minor Alterations).

FUNDING
None required.

DISCUSSION
The proposed first and second story additions to an existing one-story single-family residence are consistent with the Low-Density Residential Land Use Designation. The project meets the development standards of the R-1 Zone.
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Prior Hearings and Publications
In accordance with the Torrance Municipal Code, notices for a public hearing were made on November 22, 2024, that Planning Commission would conduct a public hearing on December 4, 2024, to consider a development application filed by Brinda Dixit (Joann H. Walter Family Trust) for approval of a Precise Plan of Development to allow one and two-story additions to an existing one-story single-family residence, in conjunction with a Waiver of the setback requirements, on property located within the Hillside Overlay in the R-1 Zone at 671 Calle Miramar. A notice was posted at the site and notices were mailed to the registered owner of properties located within a 500' radius of the exterior boundaries of the project site. Notices were also published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage.

At the public hearing, the Planning Commission reviewed the project, heard public comments, and a motion to approve the project passed a roll call vote of 5 to 1 with 1 abstention.

Subsequently, an appeal to the City Council was filed on December 19, 2024.

Notices were made on February 14, 2025, that City Council would conduct a public hearing on February 25, 2025, to consider an appeal of Planning Commission approval of the project. A notice was posted at the site and notices were mailed to the registered owner of properties located within a 500' radius of the exterior boundaries of the project site. Notices were also published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage.

General Plan Land Use Designation
The site has a General Plan Land Use Designation of Low-Density Residential. Development in the Low-Density Residential land use designation is characterized generally by detached one- and two-story single-family residences on individual lots forming a cohesive neighborhood. The proposed one and two-story additions to an existing single-family residence are consistent with the land use designation.

Zoning Designation and Adjacent Land Uses
The project site is designated as R-1 Zone (Single Family Residential District). As shown below, it is bounded by four parcels that share the same zoning designation and are developed with similar land uses to the north, south, east and, west.
➢NORTH: R-1 - Hillside Overlay, One-Story and Two-Story Single-Family Residences ➢EAST: R-1 - Hillside Overlay, One-Story and Two-Story Single-Family Residences ➢SOUTH: R-1 - Hillside Overlay, One-Story and Two-Story Single-Family Residences ➢WEST: R-1 - Hillside Overlay, One-Story Single-Family Residences Project Site
The subject property is situated on a semi-rectangular shaped lot measuring 6,996 square feet.

The property is orientated southwest and is on the northwest corner of Calle Miramar and Via Bonita. The subject property is currently developed with a one-story, single-family residence with an attached two-car garage, originally constructed in 1952. Properties on the south and southwest side of Calle Miramar and north side of Calle Mayor sit significantly above the properties to the west along Via Bonita. Additionally, the properties on the east side of Via Bonita sit higher than those along the west side of Via Bonita. The site has a significant elevation drop from the front of the property to the rear.
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Building Floor Plan
Building Permit records show that the original 1952 residence provided 1,408 square feet. The proposed 1,271 square foot additions to the existing one-story single-family residence result in a new floor area of 3,368 square feet. The proposed changes to the first floor include an addition of 279 square feet to accommodate a new layout including a new bedroom along the northeast side of the residence, a kitchen extension with a new pantry on the northwest side of the residence, and a new dining room on the east side of the residence. The proposed second floor measures 992 square feet and features two bedrooms, two bathrooms and a balcony. The proposed changes to residence allow for an open floor plan that increases natural light and accessibility between different living areas.

Building Setbacks and Site Improvements
The residence is situated closer to the front property line and exterior side yard allowing for maximized private open space in the backyard. Staff notes that the existing residence does not meet all setback requirements and is legal nonconforming. The proposed changes are in keeping with the existing nonconforming setback requirements and therefore require waivers to be permitted. For example, the front yard setback for an R-1 property is 20’ or a 20’ average to allow some portions to be as close as 15’. The existing residence provides a 13.04’ front yard setback and the proposed second floor addition would continue that existing legal nonconforming setback up to the second floor. Additionally, the existing interior side yard setback is 5.26’ which meets the Code requirements for a one-story residence but due to the addition of the second story, the Code requires a side yard setback of 6.67’ based on the lot width for this site. Staff notes that no changes to the westerly building line are proposed. The residence provides a new exterior side yard setback of 18.8’ which exceeds the required 10’ setback. Staff also notes that the residence does not meet the required rear yard setback requirements as the garage is attached to the primary residence and therefore requires a 20’ setback for a two-story residence but provides a

4.96’ setback. No changes to the garage are proposed.

Due to the legal nonconforming conditions of the residence, a Waiver of the front yard, side yard and rear yard requirements are requested to meet the development standards for a two-story single-family residence.

Building Height
The proposed two-story single family residence measures 24’1” in height as measured from the lowest adjacent grade (LAG). Staff notes for properties located within the Hillside Overlay; new construction is allowed to exceed 14’ in height with approval by the City Council.

Lot Coverage and Open Space
The proposed additions result in a Floor Area Ratio (FAR) of 0.48 which is lower than the Code maximum of 0.60 for the R-1 Zone. Staff notes that an FAR of up to 0.60 can be constructed for properties in the Hillside Overlay with approval by the City Council. The Lot Coverage is shown as 33.9% and is lower than the Code maximum of 40% for two-stories for the R-1 Zone. An Open Space calculation was not provided on the plans. In staff’s estimation, approximately 4,253 square feet of open space has been provided, which equates to more than half of the lot, and exceeds the Code minimum of one third of the lot. Staff is providing a Conditional of Approval that the Open Space calculation be provided on final Building Plans prior to Building Permit Issuance. 3 City Council
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Provided below is the project summary of the proposed residence:

Project Summary

Lot Area 6,996 sf

Proposed Building Height 24’1” ft
Maximum Two-Story Building Height Limit 27 ft

Existing Floor Area (Including Garage) 1,472 sf
Proposed Floor Area (Including Garage) 2,743 sf

Proposed Lot Coverage 33.9% 2,376 sf
Maximum Lot Coverage Limit 40% 2,798 sf

Proposed Open Space Area 61% 4,253 sf
Minimum Open Space Requirement 33% 2,299 sf

Building Architecture
The residence demonstrates appeal through modulation of building masses, elevations, and rooflines to promote visual interest. Exterior finishes are of high quality that complement the neighboring properties in the vicinity, as the design features a traditional style with brick accents along the front elevation, clerestory windows, and a gable roof. Additionally, the existing residence features a turret room; a curved room built into the side of the building. The proposed plans show the continuance of the turret room up to the second floor to further exaggerate the statement architectural feature.

Hillside Overlay
In accordance with Article 41, Chapter 1, Division 9 of the Torrance Municipal Code, Planning Commission, or City Council on appeal, is required to make a series of findings relating to the planning and design of the project and its potential to have a substantial adverse impact on the view, light, air, and privacy of properties in the vicinity. The applicant has responded to this requirement in the Hillside Overlay Substantiation Form. The applicant was also required to construct a silhouette of the proposed additions to demonstrate potential impacts. A licensed engineer has verified the height of the silhouette. Additionally, staff conducted a site visit and left business cards for the neighboring properties at 668, 664, 675 and 667 Calle Miramar, 365 and 361 Calle Mayor, and 285 and 279 Via Lista Vinda.

Correspondence was received from the neighboring property across the street at 675 Calle Miramar voicing concerns regarding privacy, natural light, sunset views, and airflow. Staff conducted a site visit to the property to assess the neighbor’s concerns and observed the sky being referenced as the sunset view from the second-floor main bedroom with existing mature vegetation from neighboring properties obscuring portions of the view and being visible through the silhouette of the proposed addition. Staff notes the neighbor expressed the airflow into her main bedroom will be impacted due to the curtains having to be closed to protect her privacy from the windows along the exterior side of the proposed residence. The neighbor also expressed an 4 City Council
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ocean view impact from the bathroom and living room from a standing position. Staff was unable to identify portions of the ocean view that would be impacted based on the silhouette location but observed portions of existing vegetation and sky to be blocked. The ocean view appeared to be outside of the silhouette for the project and therefore would not be impacted.

Additionally, staff does not believe there is a substantial adverse impact to privacy, natural light or airflow as the property voicing concerns is across the street on the east side of Via Bonita allowing for a minimum of 85 feet between the two buildings as proposed. Staff notes that with the proposed additions to the residence, the east exterior side yard elevation exceeds the setback requirements by providing an 18.8’ east side yard setback and the Code requires 10’. Staff also notes that aside from the extensive building separation, the privacy concerns were based on impacts on the exterior side yard elevation of the residence which neighbors a public street, allowing a direct line of site into a residence when window treatments are not provided such as blinds, drapes, or obscured glass. Based on the distance, public street, and existing vegetation between the two residences, staff does not believe there to be a substantial adverse impact to privacy, natural light or airflow.

Criteria for Granting a Waiver
The City Council may grant a Waiver of development standards relating to front yard, rear yard, and side yard requirements, court requirements, building/structure heights, and distances between buildings. The criteria for granting a Waiver are specified in Section 94.2.4 of the Torrance Municipal Code, which states:

A Waiver may be granted if, in the judgment of the City Council or the City Council:
a) Unreasonable difficulties will result from the strict enforcement of this Division; b) It will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity thereof; and
c) It will not substantially interfere with the orderly development of the City as provided for in this Division.

In the judgement of staff, the request for a Waiver of the existing front, side and rear yard setback requirements meets the criteria for approving a Waiver. The subject property exhibits substantial physical hardships, such as significant topographical issues and existing site layout, that create practical difficulties. The applicant would need to fully remodel the interior and exterior of the residence and reduce the front yard, side yard and rear yard sides of the residence further away from the property lines. This would be a significant hardship that would be costly, time consuming, and could result in a potential impact to the neighboring properties in regard to view, light, air, and privacy.

Additionally, granting of the Waiver will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity thereof, as the project has been designed to create the least amount of impact to the neighboring residences by continuing along the existing building 5 City Council
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lines and maintaining a Floor Area Ratio and Lot Coverage below the maximum amount permitted.

Further, granting of the Waiver will not substantially interfere with the orderly development of the City, as the residence meets or exceeds all other development requirements. The project maintains the land use as a single-family residence, which is consistent with the R-1 Zone and the Low-Density Residential land use designation.

Conclusion
In judgement of staff, the proposed two-story residence conforms to the planning and design provisions of the Hillside Overlay and would not have a substantial adverse impact on the view, light, air, and privacy of other properties in the vicinity. The project, as conditioned, has been designed to minimize potential impacts to neighboring properties by placing the proposed additions strategically to decrease potential impacts to neighboring properties.

Additionally, the request for a Waiver of the front, side, and rear yard setback requirements is appropriate for this site to meet current Code requirements without requiring an extensive interior remodel or creating a significant impact to neighboring properties. The project is compatible with surrounding homes and is an appropriate use for this neighborhood.

Lastly, the subject request complies with all other objective development standards of the R-1 Zone and is consistent with the Low-Density Residential land use designation. Staff recommends approval of the project, as conditioned.

ENVIRONMENTAL FINDINGS
Minor alterations of existing structures involving negligible expansion of use are Categorically Exempt by the Guidelines for Implementation of the California Environmental Quality Act; Article 19, Sections 15301 (Existing Facilities) and 15305 (Minor Alterations).

ATTACHMENTS

1. Resolutions for Approval

2. Location and Zoning Map

3. Proofs of Publication and Notification

4. Appeal Filing

5. Planning Commission Staff Report

6. Project Plans (Limited Distribution)
6 RESOLUTION NO. 2025-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA, APPROVING A PRECISE PLAN
OF DEVELOPMENT AS PROVIDED FOR IN DIVISION 9,
CHAPTER 1, ARTICLE 41 OF THE TORRANCE MUNICIPAL

CODE TO ALLOW ONE AND TWO -STORY ADDITIONS TO

AN EXISTING ONE-STORY SINGLE-FAMILY RESIDENCE,

IN CONJUNCTION WITH A WAIVER OF THE FRONT YARD,

SIDE YARD, AND REAR YARD SETBACK REQUIREMENTS,

ON PROPERTY LOCATED WITHIN THE HILLSIDE OVERLAY
IN THE R-1 ZONE AT 671 CALLE MIRAMAR.

e) That the proposed residence, as conditioned, will not have a substantial adverse impact upon the view, light, air, and privacy of other properties in the vicinity because the two -story residence has been designed below the maximum building height so as to limit the potential to have impacts onto the adjacent properties;
f) That the proposed residence, as conditioned, has been located, planned and designed so as to cause the least intrusion on the view, light, air, and privacy of other properties in the vicinity because the project exceeds open space requirements and is below the maximum allowable lot coverage and floor area ratio;
g) That the design of the proposed residence, as conditioned, provides an orderly and attractive development in harmony with other properties in the vicinity because the architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest and the proposed exterior design elements are in keeping with the architecture and finishes of neighboring properties;
h) That the design of the proposed residence , as conditioned, will not have a harmful impact upon the land values and investment of other properties in the vicinity because the proposed residence will be constructed of high-quality materials that will enhance the existing property; i) That granting such application, as conditioned, would not be materially detrimental to the public welfare and to other properties in the vicinity because a single-family residence is an appropriate use for this property and the proposed residence, as conditioned, has been designed so as to limit potential adverse impacts to view, light, air, and privacy; j) That the proposed residence, as conditioned, would not cause or result in an adverse cumulative impact on other properties in the vicinity because the remode led residence conforms to the Low Density Residential designation of the Land Use Element of the General Plan of the City of Torrance and the residence has been designed to limit potential adverse impacts to view, light, air, and privacy;
k) That it is not feasible to increase the size of or rearrange the space within the existing building or structure for the purposes intended except by increasing the height because the applicant proposes to retain as much open space as possible;
l) That denial of such an application would result in unreasonable hardship to the applicant as the proposed residence meets or exceeds most of the development standards, has been designed to minimize view, light, air, and privacy impacts to neighboring properties, and is in harmony with existing development throughout the neighborhood; and m) That granting the application, as conditioned, would not be materially detrimental to the public welfare and to other properties in the vicinity because the proposed one and two-story additions to an existing one-story single-family residence comply with applicable development standards including lot coverage, open space, and floor area ratio requirements.

NOW, THEREFORE, BE IT RESOLVED that PRE24-00012 filed by Brinda Dixit (Joann H. Walter Family Trust) to allow one and two-story additions to an existing one-story single family residence, in conjunction with a Waiver of the front yard, side yard, and rear yard setback requirements, on property located within the Hillside Overlay in the R -1 Zone at 671 Calle Miramar, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:
8 1. That the use of the subject property shall be subject to all conditions imposed in Precise Plan of Development 24-00012 and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the Torrance Municipal Code on file in the office of the Community Development Director of the City of Torrance; and further, t hat the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the City Council relied in granting approval;

2. That if this Precise Plan of Development is not used within one year after granting of the permit, it shall expire and become null and void unless extended by the Community Development Director for an additional period as provided for in Section 92.27.1;

3. That all Conditions and Code requirements of WAV24-00007 shall be met; (Planning)

4. That the maximum height of the residence at the highest point of the roof shall not exceed 24’1” based on the proposed lowest adjacent grade of 96.81' located at the rear of the residence, based on a benchmark elevation of 100’ located at the southeast corner of the property on the public right of way as shown on the official survey map on file in the Community Development Department. The final height of the proposed residence shall be certified by a licensed surveyor/engineer prior to requesting a fram ing of roof -sheathing inspection who verifies the entire roof framing and design remains consistent with the elevation heights and roof design approved by the City Council; (Planning)

5. That a copy of this signed Resolution shall appear on the building plans associated with the Precise Plan of Development and Waiver to facilitate coordination and effective implementation of the conditions of approval; (Planning)

6. That the applicant shall provide open space calculation s on the building set of plans; (Planning)

7. That within 30 days of the final public hearing, the applicant shall return the City’s "Public Notice" sign and stake to the satisfaction of the Community Development Director; (Planning)

8. That all conditions of all other City departments received prior to or during the consideration of this case by the City Council shall be met.

INTRODUCED, APPROVED, and ADOPTED at the regular meeting of the City Council of the City of Torrance held on the 25th day of February 2025.

_______________________________
Mayor George K. Chen
APPROVED AS TO FORM:

Patrick Q. Sullivan, City Attorney ATTEST:
________________________________ _______________________________ Tatia Y. Strader, Assistant City Attorney Rebecca Poirier, MMC, City Clerk

9 RESOLUTION NO. 2025-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA APPROVING A WAIVER AS
PROVIDED FOR IN DIVISION 9, CHAPTER 4, ARTICLE 2 OF THE

TORRANCE MUNICIPAL CODE TO ALLOW A REDUCTION OF

THE FRONT YARD, SIDE YARD, AND REAR YARD SETBACK

REQUIREMENTS, IN CONJUNCTION WITH A PRECISE PLAN

OF DEVELOPMENT TO ALLOW ONE AND TWO -STORY

ADDITIONS TO AN EXISTING ONE -STORY SINGLE -FAMILY

RESIDENCE, ON PROPERTY LOCATED WITHIN THE HILLSIDE
OVERLAY IN THE R-1 ZONE AT 671 CALLE MIRAMAR.

WAV24-00007: BRINDA DIXIT (JOANN H. WALTER FAMILY TRUST) WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on December 4, 2024, to consider an application for a Waiver filed by Brinda Dixit (Joann H. Walter Family Trust) to allow reduction of the front yard, side yard, and rear yard setback requirements, in conjunction with a Precise Plan of Development filed by Brinda Dixit (Joann H. Walter Family Trust) to allow first and second story additions to an existing one -story single-family residence, on property located within the Hillside Overlay in the R-1 Zone at 671 Calle Miramar; and WHEREAS, at the Planning Commission meeting of December 4, 2024, a motion to approve the project passed by a roll call vote of 5 to 1 with 1 abstention; and WHEREAS, an appeal to the City Council was filed on December 19, 2024; and WHEREAS, the City Council of the City of Torrance conducted a public hearing on February 25, 2025, to consider an application for a Precise Plan of Development filed by Brinda Dixit (Joann H. Walter Family Trust) to allow first and second story additions to an existing one -story single- family residence, in conjunction with a Waiver of the front yard, side yard, and rear yard setback requirements, on property located within the Hillside Overlay in the R -1 Zone at 671 Calle Miramar; and
WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 1, Article 41 and Division 9, Chapter 4, Article 2 of the Torrance Municipal Code; and

WHEREAS, THE CITY COUNCIL OF THE CITY OF TORRANCE DOES HEREBY FIND AND DETERMINE AS FOLLOWS:
a) That the property is located at 671 Calle Miramar (APN 7514-019-013); b) That the property is described as Lot 14 BLK K of Tract 10302 per map recorded in the Office of the Los Angeles County Recorder, State of California; c) That setback waivers are Categorically Exempt by the Guidelines for Implementation of the California Environmental Quality Act, Article 19, Section 15305 (Minor Alterations); d) That the project complies with the development standards of the R-1 Zone, with the exception of the existing front, side, and rear setback requirements, and is consistent with the Low Density Residential designation of the Land Use Element of the General P lan of the City of Torrance;
10 e) That there are unreasonable difficulties resulting from the strict enforcement of the front, rear, and side yard setback requirements due to the substantial topography throughout the site, and the existing site layout;
f) That allowing the reduction of the front yard, side yard, and rear yard setback requirements will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity thereof because the project, as conditioned, has been designed to create the least amount of impact to the neighboring residences; g) That the reduction of the front yard, side yard, and rear yard setback requirements will not substantially interfere with the orderly development of the City because the residence meets or exceeds all other development standards and maintains the land use as a single -family residence, which is consistent with the R -1 Zone and the Low -Density Residential land use designation; and
NOW, THEREFORE, BE IT RESOLVED that WAV24-00007 filed by Brinda Dixit (Joann H. Walter Family Trust) to allow a reduction of the front yard, side yard, and rear yard setback requirements, in conjunction with a Precise Plan of Development to allow one and two -story additions to an existing two-story single-family residence, on property located within the H illside Overlay in the R-1 Zone at 671 Calle Miramar, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

1. That use of the subject property shall be subject to all conditions imposed in Waiver 24-00007 and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the Torrance Municipal Code on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the City Council relied in granting approval;

2. That if Waiver 24-00007 is not used within one year after granting of the permit, it shall expire and become null and void unless extended by the Community Development Director for an additional period as provided for in Section 92.27.1;

3. That all conditions and Code requirements of PRE24-00012 shall be met; (Planning)

4. That a copy of this signed Resolution, with all Conditions of Approval, shall be included as an attachment to the Building set of plans when submitting for plan check; (Planning)

5. That the minimum front yard setback shall be no less than 13.04 feet measured from the front property line; (Planning)

6. That the minimum side yard setback shall be no less than 5.16 feet measured from the easterly side property line to the garage; (Planning)

7. That the minimum rear yard shall be no less than 4.96 feet measured from the rear northerly side property line to the garage; (Planning)

8. That within 30 days of the final public hearing, the applicant shall return the City’s “Public Notice” sign and stake to the satisfaction of the Community Development Director; and (Planning)

9. That all conditions of all other City departments received prior to or during the consideration of this case by the City Council shall be met.
11 INTRODUCED, APPROVED, and ADOPTED at the regular meeting of the City Council of the City of Torrance held on the 25th day of February 2025.

_______________________________
Mayor George K. Chen
APPROVED AS TO FORM:

Patrick Q. Sullivan, City Attorney ATTEST:
________________________________ _______________________________ Tatia Y. Strader, Assistant City Attorney Rebecca Poirier, MMC, City Clerk

12 CALLE MAYOR

VIA LINDA VISTA

VIA LA SELVA

CALLE MIRAMAR

VIA BONITA

VIALACIRCULA

VIA ESTRELLITA

VIA BONITA

PU
255
R1
636
R1
365
R1
309
R1 313
R1
242
R1
167
R1
209
R1
317
R1
305
R1
679
R1
321
R1
325
R1
655
R1
316
R1
328
R1
421
R1
245
R1
116
R1
279
R1
675
R1
112
R1
108
R1
324
R1
261
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329
R1
333
R1
104
R1
408
R1
429
R1
332
R1
301
R1
417
R1
164
R1
336
R1
705
R1
275
R1
529
R1
163
R1
413
R1
340
R1
100
R1
238
R1
200
R1
683
R1
344
R1
372
R1
709
R1
204
R1
409
R1
337
R1
348
R1
208
R1
416
R1
151
R1
265
R1
352
R1
433
R1
664
R1
412
R1
212
R1
341
R1
405
R1
356
R1
159
R1
659
R1
139
R1
155
R1
156
R1143
R1
357
R1
420
R1
345
R1
209
R1
152
R1
217
R1
213
R1
269
R1
651
R1
203
R1
160
R1147
R1
250
R1
260
R1
268
R1
276
R1
254
R1
264
R1
272
R1
280
R1
273
R1
284
R1
361
R1
437
R1
404
R1
640
R1
213
R1
671
R1
668
R1
401
R1
312
R1 320
R1
308
R1 316
R1
324
R1
288
R1
521
R1
285
R1
261
R1
349
R1
644
R1
265
R1
305
R1
304
R1
269
R1
353
R1
533
R1525
R1
509
R1
505
R1 517
R1
513
R1
501
R1
246
R1
648
R1
667
R1
663
R1
364
R1
368
R1
425
R1
241
R1
660
R1
656
R1
360
R1
652
R1
234
R1
208
R1
135
R1
217
R1
237
R1
148
R1
253
R1
320
R1
205
R1
628
R1
329
R1
242
R1
273
R1
325
R1
144
R1
131
R1
249
R1
712
R1
424
R1
221
R1
231
R1
428
R1
432
R1
426
R1
717
R1
425
R1
500
R1
238
R1
216
R1
140
R1
528
R1
245
R1
421
R1
129
R1

CALLE MAYOR

VIA LINDA VISTA

VIA LA SELVA

CALLE MIRAMAR

VIA BONITA

VIALACIRCULA

VIA ESTRELLITA

VIA BONITA

PRE24-00012, WAV24-00007
671 CALLE MIRAMAR
LEGEND

NOTIFICATION AREA
671 CALLE MIRAMAR

LOCATION AND ZONING MAP
0 140 28070
Feet
13 ATTACHMENT 2
P RE24-00012 Brinda Dixit (D. Aoki) - Page 1 of 1
Daily Breeze
2615 Pacific Coast Highway #329
Hermosa Beach, California 90254
(310) 543-6635
0011719512
City of Torrance
3031 Torrance Blvd
Torrance, California 90503

PROOF OF PUBLICATION
(2015.5 C.C.P.)

STATE OF CALIFORNIA
County of Los Angeles
I am a citizen of the United States and
a resident of the County aforesaid; I
am over the age of eighteen years, and
not party to or interested in the above-
entitled matter. I am the principal clerk
of the printer of Daily Breeze, a
newspaper of general circulation,
printed and published in the City of
Torrance*, County of Los Angeles, and
which newspaper has been adjudged a
newspaper of general circulation by the
Superior Court of County of Los
Angeles, State of California, under the
date of June 15, 1945, Decree No.

Pomo C-606. The notice, of which the
annexed is a printed copy (set in type
not smaller than nonpareil), has been
published in each regular and entire
issue of said newspaper and not in any
supplement thereof on the following
dates, to wit:
02/14/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.

Dated at Hermosa Beach, California
On this 14th day of February, 2025.
______________________________
Signature
*Daily Breeze circulation includes the following
cities: Carson, Compton, Culver City, El
Segundo, Gardena, Harbor City, Hawthorne,
Hermosa Beach, Inglewood, Lawndale,
Lomita, Los Angeles, Long Beach, Manhattan
Beach, Palos Verdes Peninsula, Palos Verdes,
Rancho Palos Verdes, Rancho Palos Verdes
Estates, Redondo Beach, San Pedro, Santa
Monica, Torrance and Wilmington
14 ATTACHMENT 3
15 ATTACHMENT 4
16 17
18 19
20 21
22 AGENDA
ITEM NO. 8E
DATE: December 4, 2024
TO: Planning Commission
FROM: Austin Lujan, Planning Assistant
SUBJECT: 671 Calle Miramar (APN 7514-019-013)
Precise Plan of Development (PRE24-00012)
Waiver (WAV24-00007)
Consideration of a Precise Plan of Development to allow one and two-story additions to an existing one-story single-family residence, in conjunction with a Waiver of the front yard, side yard, and rear yard setback requirements, on property located within the Hillside Overlay in the R-1 Zone at 671 Calle Miramar.

RECOMMENDATION
Recommendation of the Community Development Director that Planning Commission conduct a public hearing and consider adoption of Resolution Nos. 24-087 and 24-088 for approval of a Precise Plan of Development to allow one and two-story additions to an existing one-story single family residence, in conjunction with a Waiver of the front yard, interior side yard, and rear yard setback requirements, on property located within the Hillside Overlay in the R-1 Zone at 671 Calle Miramar, and determine a Categorical Exemption for the project in accordance with Guidelines for Implementation of the California Environmental Quality Act (CEQA); Article 19, Sections 15301 (Existing Facilities) and 15305 (Minor Alterations).

EXECUTIVE SUMMARY
The project applicant, Brinda Dixit (Joann H. Walter Family Trust), requests approval by the Planning Commission to allow one and two-story additions to an existing one-story single-family residence, in conjunction with a Waiver of the front yard, interior side yard, and rear yard setback requirements, on property located within the Hillside Overlay in the R-1 Zone at 671 Calle Miramar.

The development standards of the R-1 Zone (Single Family Residential District) as well as the planning and design provisions of the Hillside Overlay are applicable to the project, and therefore require discretionary review and approval of the following entitlement:
 Precise Plan of Development (PRE) to allow new construction above 14’ in height; and  Waiver (WAV) of the front, side, and rear yard, setback requirements.

Staff has thoroughly reviewed the project and has determined the project is consistent with the Low- Density Residential land use designation and complies with the objective development standards of the R-1 Zone, as well as the planning and design provisions of the Hillside Overlay, and does not require further environmental review. The balance of this report provides an overview of the project.

DISCUSSION
Environmental Determination
In residential zones, additions to a single-family residence are Categorically Exempt by the Guidelines for Implementation of the California Environmental Quality Act; Article 19, Section 15301 (Existing Facilities) and setback waivers are Categorically Exempt by the Guidelines for Implementation of the California Environmental Quality Act; Article 19, Section 15305 (Minor Alterations). 1 23
ATTACHMENT 5
General
Plan Land Use Designation
The site has a General Plan Land Use Designation of Low-Density Residential. Development in the Low-Density Residential land use designation is characterized generally by detached one- and two- story single-family residences on individual lots forming a cohesive neighborhood. The proposed one and two-story additions to an existing single-family residence are consistent with the land use designation.

Zoning Designation and Adjacent Land Uses
The project site is designated as R-1 Zone (Single Family Residential District) and bounded by four parcels that share the same zoning designation and Hillside Overlay and are developed with similar land uses to the north, south, east and, west.

NORTH: R-1 Hillside Overlay, One-Story and Two-Story Single-Family Residences EAST: R-1 Hillside Overlay, One-Story and Two-Story Single-Family Residences SOUTH: R-1 Hillside Overlay, One-Story and Two-Story Single-Family Residences WEST: R-1 Hillside Overlay, One-Story Single-Family Residences Project Site
The subject property is situated on a semi-rectangular shaped lot measuring 6,996 square feet. The property is orientated southwest and is on the northwest corner of Calle Miramar and Via Bonita. The subject property is currently developed with a one-story, single-family residence with an attached two- car garage, originally constructed in 1952. Properties on the south and southwest side of Calle Miramar and north side of Calle Mayor sit significantly above the properties to the west along Via Bonita. Additionally, the properties on the east side of Via Bonita sit higher than those along the west side of Via Bonita. The site has a significant elevation drop from the front of the property to the rear.

Building Floor Plan
Building Permit records show that the original 1952 residence provided 1408 square feet. The proposed 1271 square foot additions to the existing one-story single family residence result in a new floor area of 3,368 square feet. The proposed changes to the first floor include an addition of 279 square feet to accommodate a new layout including a new bedroom along the northeast side of the residence, a kitchen extension with a new pantry on the northwest side of the residence, and a new dining room on the east side of the residence. The proposed second floor measures 992 square feet and features two bedrooms, two bathrooms and a balcony. The proposed changes to residence allow for an open floor plan that increases natural light and accessibility between different living areas.

Building Setbacks and Site Improvements
The residence is situated closer to the front property line and exterior side yard allowing for maximized private open space in the backyard. Staff notes that the existing residence does not meet all setback requirements and is legal nonconforming. The proposed changes are in keeping with the existing nonconforming setback requirements and therefore require waivers to be permitted. For example, the front yard setback for an R-1 property is 20’ or a 20’ average to allow some portions to be as close as 15’. The existing residence provides a 13.04’ front yard setback and the proposed second floor addition would continue that existing legal nonconforming setback up to the second floor. Additionally, the existing interior side yard setback is 5.26’ which meets the Code requirements for a one-story residence but due to the addition of the second story, the Code requires a side yard setback of 6.67’ based on the lot width for this site. Staff notes that no changes to the westerly building line are proposed. The residence provides a new exterior side yard setback of 18.8’ which exceeds the required 10’ setback. Staff also notes that the residence does not meet the required rear yard setback 2 24
requiremen
ts as the garage is attached to the primary residence and therefore requires a 20’ setback for a two-story residence but provides a 4.96’ setback. No changes to the garage are proposed.

Building Height
The proposed two-story single family residence measures 24’1” in height as measured from the lowest adjacent grade (LAG). Staff notes for properties located within the Hillside Overlay, new construction is allowed to exceed 14’ in height with approval by the Planning Commission.

Lot Coverage and Open Space
The proposed additions result in a Floor Area Ratio (FAR) of 0.48 which is lower than the Code maximum of 0.60 for the R-1 Zone. Staff notes that an FAR of up to 0.60 can be constructed for properties in the Hillside Overlay with approval by the Planning Commission. The Lot Coverage is shown as 33.9% and is lower than the Code maximum of 40% for two-stories for the R-1 Zone. An Open Space calculation was not provided on the plans. In staff’s estimation, approximately 4,253 square feet of open space has been provided, which equates to more than half of the lot, and exceeds the Code minimum of one third of the lot. Staff is providing a Conditional of Approval that the Open Space calculation be provided on final Building Plans prior to Building Permit Issuance.

Provided below is a summary of the proposed residence:

Project Summary
Lot Area 6,996 sf
Proposed Building Height 24’1” ft
Maximum Two-Story Building Height Limit 27 ft
Existing Floor Area (Including Garage) 1,472 sf
Proposed Floor Area (Including Garage) 2,743 sf
Proposed Lot Coverage 33.9% 2376 sf
Maximum Lot Coverage Limit 40% 2,798 sf
Proposed Open Space Area 61% 4,253 sf
Minimum Open Space Requirement 33% 2,299 sf
Building Architecture
The residence demonstrates appeal through modulation of building masses, elevations, and rooflines to promote visual interest. Exterior finishes are of high quality that complement the neighboring properties in the vicinity, as the design features a traditional style with brick accents along the front elevation, clerestory windows, and a gable roof. Additionally, the existing residence features a turret room; a curved room built into the side of the building. The proposed plans show the continuance of the turret room up to the second floor to further exaggerate the statement architectural feature.

Hillside Overlay
In accordance with Article 41, Chapter 1, Division 9 of the Torrance Municipal Code, the Planning Commission is required to make a series of findings relating to the planning and design of the project and its potential to have a substantial adverse impact on the view, light, air, and privacy of properties in the vicinity. The applicant has responded to this requirement in the Hillside Overlay Substantiation 3 25

Form (Attachment 3). The applicant was also required to construct a silhouette of the proposed additions to demonstrate potential impacts. A licensed engineer has verified the height of the silhouette (Attachment 5). Additionally, staff conducted a site visit and left business cards for the neighboring properties at 668, 664, 675 and 667 Calle Miramar, 365 and 361 Calle Mayor, and 285 and 279 Via Lista Vinda.

Correspondence was received from the neighboring property across the street at 675 Calle Miramar voicing concerns regarding privacy, natural light, sunset views, and airflow. Staff conducted a site visit to the property to assess the neighbor’s concerns and observed the sky being referenced as the sunset view from the second floor main bedroom with existing mature vegetation from neighboring properties obscuring portions of the view and being visible through the silhouette of the proposed addition. Staff notes the neighbor expressed the airflow into her main bedroom will be impacted due to the curtains having to be closed to protect her privacy from the windows along the exterior side of the proposed residence. The neighbor also expressed an ocean view impact from the bathroom and living room from a standing position. Staff was unable to identify portions of the ocean view that would be impacted based on the silhouette location but observed portions of existing vegetation and sky to be blocked. The ocean view appeared to be outside of the silhouette for the project and therefore would not be impacted.

In judgement of staff, there are no substantial adverse impacts to view, light, air, and privacy with the proposed addition to the residence. Substantial adverse impacts to views have typically consisted of impacts to white water, shoreline, ocean, mountains, and city light views. Staff observed mature vegetation in front of as well as behind the silhouette and sky views from the neighboring residence and therefore does not believe there to be a substantial adverse impact to views. Additionally, staff does not believe there is a substantial adverse impact to privacy, natural light or airflow as the property voicing concerns is across the street on the east side of Via Bonita allowing for a minimum of 85 feet between the two buildings as proposed. Staff notes that with the proposed additions to the residence, the east exterior side yard elevation exceeds the setback requirements by providing an 18.8’ east side yard setback and the Code requires 10’. Staff notes that aside from the extensive building separation, the privacy concerns were based on impacts on the exterior side yard elevation of the residence which neighbors a public street, allowing a direct line of site into a residence when window treatments are not provided such as blinds, drapes, or obscured glass. Based on the distance, public street, and existing vegetation between the two residences, staff does not believe there to be a substantial adverse impact to privacy, natural light or airflow.

Staff has not received additional correspondence as of the preparation of this report.

Criteria for Granting a Waiver
The Planning Commission may grant a Waiver of development standards relating to front yard, rear yard, and side yard requirements, court requirements, building/structure heights, and distances between buildings. The criteria for granting a Waiver are specified in Section 94.2.4 of the Torrance Municipal Code, which states:

A waiver may be granted if, in the judgment of the Planning Commission or the City Council:
a) Unreasonable difficulties will result from the strict enforcement of this Division; b) It will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity thereof; and
c) It will not substantially interfere with the orderly development of the City as provided for in this Division.
4 26

Granting of the Waivers will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity thereof, as the project has been designed to create the least amount of impact to the neighboring residences by continuing along the existing building lines and maintaining a Floor Area Ratio and Lot Coverage below the maximum amount permitted.

Lastly, granting of the Waivers will not substantially interfere with the orderly development of the City, as the residence meets or exceeds all other development requirements. The project maintains the land use as a single-family residence, which is consistent with the R-1 Zone and the Low-Density Residential land use designation.

CONCLUSION
In the judgement of staff, the proposed two-story residence conforms to the planning and design provisions of the Hillside Overlay and would not have a substantial adverse impact on the view, light, air, and privacy of other properties in the vicinity. The project, as conditioned, has been designed to minimize potential impacts to neighboring properties by placing the proposed additions strategically to decrease potential impacts to neighboring properties. Additionally, the request for a Waiver of the front, side, and rear yard requirements is appropriate for this site to meet current Code requirements without requiring an extensive interior remodel or creating a significant impact to neighboring properties. The project is compatible with surrounding homes and is an appropriate use for this neighborhood. The subject request also complies with all other objective development standards of the R-1 Zone and is consistent with the Low-Density Residential land use designation. Staff recommends approval of the project, as conditioned.

FINDINGS OF FACT AND CONDITIONS OF APPROVAL
Staff has prepared draft findings and conditions of approval for consideration by the Planning Commission that are listed in the attached Resolutions (Attachment 1).

CODE REQUIREMENTS
Staff has prepared a partial list of requirements from the Torrance Municipal Code, California Building Code, California Fire Code, et al., that are pertinent to the project (Attachment 6). Not all requirements are provided, and the applicant is strongly advised to contact each individual Department/Division for more information. The requirements are not subject to modification and the Planning Commission cannot waive or alter the requirements.

PUBLIC NOTICE
In accordance with the Torrance Municipal Code, notices of the public hearing were mailed no less than 10 calendar days before the Planning Commission meeting. Notices were also posted at the project site and were mailed on November 22, 2024, to the registered owner of properties located within a 500’ radius of the exterior boundaries of the project site. Notices were also published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage.

5 27

RIGHT OF APPEAL
In accordance with Torrance Municipal Code Section 96.2.5, decisions made by the Planning Commission may be appealed to the City Council within 15 calendar days of adoption of the Resolution. For more information, please contact the City Clerk’s Office by telephone at (310) 618- 2870 or email at [email protected].

PROJECT PLANS
The project plans and all related documents are readily available for public review at the Permit Center (Planning Counter) located at City Hall, 3031 Torrance Boulevard, Torrance CA 90503, during normal business hours open 8:00am to 5:00pm, Monday through Thursday, open alternate Fridays.

Appointments are available by contacting the Planning Division at (310) 618-5990.

ATTACHMENTS

1. Resolution Nos. 24-087 and 24-088

2. Location and Zoning Map

3. Hillside Overlay Substantiation

4. Waiver Substantiation

5. Silhouette Certification

6. Code Requirements

7. Correspondence

8. Project Plans

STAFF CONTACT
Austin Lujan, Planning Assistant
[email protected]
6 28
ITEM 8E
ATTACHMENT 1
RESOLUTIONS NOS. 24-087 AND 24-088
ITEM 8E
ATTACHMENT 1
7 29

PLANNING COMMISSION RESOLUTION NO. 24-087

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF TORRANCE, CALIFORNIA, APPROVING A PRECISE
PLAN OF DEVELOPMENT AS PROVIDED FOR IN DIVISION 9,
CHAPTER 1, ARTICLE 41 OF THE TORRANCE MUNICIPAL

CODE TO ALLOW ONE AND TWO-STORY ADDITIONS TO AN

EXISTING ONE-STORY SINGLE FAMILY RESIDENCE, IN

CONJUNCTION WITH A WAIVER OF THE FRONT YARD, SIDE

YARD, AND REAR YARD SETBACK REQUIREMENTS, ON

PROPERTY LOCATED WITHIN THE HILLSIDE OVERLAY IN
THE R-1 ZONE AT 671 CALLE MIRAMAR.

promote visual interest and the proposed exterior design elements are in keeping with the architecture and finishes of neighboring properties;
h) That the design of the proposed residence, as conditioned, will not have a harmful impact upon the land values and investment of other properties in the vicinity because the proposed residence will be constructed of high-quality materials that will enhance the existing property; i) That granting such application, as conditioned, would not be materially detrimental to the public welfare and to other properties in the vicinity because a single family residence is an appropriate use for this property and the proposed residence, as conditioned, has been designed so as to limit potential adverse impacts to view, light, air, and privacy; j) That the proposed residence, as conditioned, would not cause or result in an adverse cumulative impact on other properties in the vicinity because the remodeled residence conforms to the Low Density Residential Designation of the Land Use Element of the General Plan of the City of Torrance and the residence has been designed to limit potential adverse impacts to view, light, air, and privacy;
k) That it is not feasible to increase the size of or rearrange the space within the existing building or structure for the purposes intended except by increasing the height because the applicant proposes to retain as much open space as possible;
l) That denial of such an application would result in unreasonable hardship to the applicant as the proposed residence meets or exceeds most of the development standards, has been designed to minimize view, light, air, and privacy impacts to neighboring properties, and is in harmony with existing development throughout the neighborhood; and
m) That granting the application, as conditioned, would not be materially detrimental to the public welfare and to other properties in the vicinity because the proposed one and two-story additions to an existing one-story single family residence comply with applicable development standards including lot coverage, open space, and floor area ratio requirements.

WHEREAS, the Planning Commission by the following roll call vote APPROVED PRE24- 00012, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the Planning Commission relied in granting approval;

3. That all Conditions and Code requirements of WAV24-00007 shall be met; (Planning)

4. That the maximum height of the residence at the highest point of the roof shall not exceed 24’1” based on the proposed lowest adjacent grade of 96.81' located at the rear of the residence, based on a benchmark elevation of 100’ located at the southeast corner of the property on the public right of way as shown on the official survey map on file in the Community Development Department. The final height of the proposed residence shall be certified by a licensed surveyor/engineer prior to requesting a framing of roof-sheathing inspection who verifies the entire roof framing and design remains consistent with the elevation heights and roof design approved by the Planning Commission; (Planning)

5. That a copy of Planning Commission Resolution Nos. 24-087 and 24-088 shall appear on the building plans associated with the Precise Plan of Development and Waiver to facilitate coordination and effective implementation of the conditions of approval; (Planning)

6. That the applicant shall provide open space calculations on the building set of plans; (Planning)

7. That the silhouette shall remain in place for at least 15 days through the appeal period, but no more than 45 days after the final public hearing to the satisfaction of the Community Development Director; (Planning)

8. That within 30 days of the final public hearing, the applicant shall return the City’s "Public Notice" sign and stake, provided there is no appeal, to the satisfaction of the Community Development Director; (Planning)

9. That the applicant will comply with the 2022 California Building Codes and city Ordinance.

Undergrounding of utilities are required; (Building)

10. That a portion of the damaged curb and concrete pavement on the walkway on Calle Miramar shall be replaced; and Engineering)

11. That the existing hedge within the City easement along the front of the residence shall be removed. Vegetation is not to exceed 18 inches in height within the City easement; and (Public Works - Streetscape)

12. That all conditions of all other City departments received prior to or during the consideration of this case by the Planning Commission shall be met.

Introduced, and adopted this 4th day of December 2024.

ATTEST:

__________________________________ ____________________________________ Secretary, Torrance Planning Commission Chairperson, Torrance Planning Commission 10 32

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss

CITY OF TORRANCE )
I, LEO OORTS, Secretary to the Planning Commission of the City of Torrance, California, do hereby certify that the foregoing resolution was duly introduced, approved, and adopted by the Planning Commission of the City of Torrance at a regular meeting of said Commission held on the 4th day of December 2024, by the following roll call vote:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

__________________________________
Secretary, Torrance Planning Commission

11 33

PLANNING COMMISSION RESOLUTION NO. 24-088

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF TORRANCE, CALIFORNIA APPROVING A WAIVER AS
PROVIDED FOR IN DIVISION 9, CHAPTER 4, ARTICLE 2 OF THE

TORRANCE MUNICIPAL CODE TO ALLOW A REDUCTION OF

THE FRONT YARD, SIDE YARD, AND REAR YARD SETBACK

REQUIREMENTS, IN CONJUNCTION WITH A PRECISE PLAN

OF DEVELOPMENT TO ALLOW ONE AND TWO-STORY

ADDITIONS TO AN EXISTING ONE-STORY SINGLE FAMILY

RESIDENCE, ON PROPERTY LOCATED WITHIN THE HILLSIDE
OVERLAY IN THE R-1 ZONE AT 671 CALLE MIRAMAR.

WAV24-00007: BRINDA DIXIT (JOANN H. WALTER FAMILY TRUST) WHEREAS, the Planning Commission of the City of Torrance on December 4, 2024, considered an application filed by Brinda Dixit (Joann H. Walter Family Trust) for a Waiver to allow a reduction of the front yard, side yard, and rear yard setback requirements, in conjunction with a Precise Plan of Development to allow one and two-story additions to an existing one-story single family residence, on property located within the Hillside Overlay in the R-1 Zone at 671 Calle Miramar; and
WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 4, Article 2 of the Torrance Municipal Code; and WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the property is located at 671 Calle Miramar (APN 7514-019-013); b) That the property is described as Lot 14 BLK K of Tract 10302 per map recorded in the Office of the Los Angeles County Recorder, State of California; c) That setback waivers are Categorically exempt by the Guidelines for Implementation of the California Environmental Quality Act, Article 19, Section 15305 (Minor Alterations); d) That the project complies with the development standards of the R-1 Zone, with the exception of the existing front, side, and rear setback requirements, and is consistent with the Low Density Residential designation of the Land Use Element of the General Plan of the City of Torrance;
e) That there are unreasonable difficulties resulting from the strict enforcement of the front, rear, and side yard setback requirements, the substantial topography throughout the site, and the existing site layout, which would result in a full remodel of the interior and a loss of habitable space;
f) That allowing the reduction of the front yard, side yard, and rear yard setback requirements will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity thereof because the project, as conditioned, has been designed to create the least amount of impact to the neighboring residences. g) That the reduction of the front yard, side yard, and rear yard setback requirements will not substantially interfere with the orderly development of the City because the residence meets or exceeds all other development standards and maintains the land use as a single-family 12 34

residence, which is consistent with the R-1 Zone and the Low-Density Residential land use designation.

WHEREAS, the Planning Commission by the following roll call vote APPROVED WAV24- 00007, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that WAV24-00007 filed by Brinda Dixit (Joann H. Walter Family Trust) to allow a reduction of the front yard, side yard, and rear yard setback requirements, in conjunction with a Precise Plan of Development to allow one and two-story additions to an existing two-story single family residence, on property located within the Hillside Overlay in the R-1 Zone at 671 Calle Miramar, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

3. That all Condition of Approval and Code requirements of PRE24-00012 shall be met; (Planning)

4. That a copy of this signed Resolution, with all Conditions of Approval, shall be included as an attachment to the Building set of plans when submitting for plan check; (Planning)

5. That the minimum front yard setback shall be no less than 13.04 feet measured from the front property line; (Planning)

6. That the minimum side yard setback shall be no less than 5.16 feet measured from the easterly side property line to the garage; (Planning)

7. That the minimum rear yard shall be no less than 4.96 feet measured from the rear northerly side property line to the garage; (Planning)

8. That the minimum rear yard open space requirements will be no less than 993 square feet from the northernly property line; (Planning)

9. That within 30 days of the final public hearing, the applicant shall return the City’s “Public Notice” sign and stake, provided there is no appeal, to the satisfaction of the Community Development Director; (Planning)
13 35

10. That all conditions of all other City departments received prior to or during the consideration of this case by the Planning Commission shall be met.

Introduced, approved and adopted this 4th day of December 2024.

ATTEST:
__________________________________ ____________________________________ Secretary, Torrance Planning Commission Chairperson, Torrance Planning Commission

14 36
ITEM 8E
ATTACHMENT 2

LOCATION AND ZONING MAP
ITEM 8E
ATTACHMENT 2
15 37

CALLE MAYOR

VIA LINDA VISTA

VIA LA SELVA

CALLE MIRAMAR

VIA BONITA
VIALA

CIRCULA

VIA ESTRELLITA

VIA BONITA

PU
255
R1
636
R1
365
R1
309
R1 313
R1
242
R1
167
R1
209
R1
317
R1
305
R1
679
R1
321
R1
325
R1
655
R1
316
R1
328
R1
421
R1
245
R1
116
R1
279
R1
675
R1
112
R1
108
R1
324
R1
261
R1
329
R1
333
R1
104
R1
408
R1
429
R1
332
R1
301
R1
417
R1
164
R1
336
R1
705
R1
275
R1
529
R1
163
R1
413
R1
340
R1
100
R1
238
R1
200
R1
683
R1
344
R1
372
R1
709
R1
204
R1
409
R1
337
R1
348
R1
208
R1
416
R1
151
R1
265
R1
352
R1
433
R1
664
R1
412
R1
212
R1
341
R1
405
R1
356
R1
159
R1
659
R1
139
R1
155
R1
156
R1143
R1
357
R1
420
R1
345
R1
209
R1
152
R1
217
R1
213
R1
269
R1
651
R1
203
R1
160
R1147
R1
250
R1
260
R1
268
R1
276
R1
254
R1
264
R1
272
R1
280
R1
273
R1
284
R1
361
R1
437
R1
404
R1
640
R1
213
R1
671
R1
668
R1
401
R1
312
R1 320
R1
308
R1 316
R1 324
R1
288
R1
521
R1
285
R1
261
R1
349
R1
644
R1
265
R1
305
R1
304
R1
269
R1
353
R1
533
R1525
R1
509
R1
505
R1 517
R1
513
R1
501
R1
246
R1
648
R1
667
R1
663
R1
364
R1
368
R1
425
R1
241
R1
660
R1
656
R1
360
R1
652
R1
234
R1
208
R1
135
R1
217
R1
237
R1
148
R1
253
R1
320
R1
205
R1
628
R1
329
R1
242
R1
273
R1
325
R1
144
R1
131
R1
249
R1
712
R1
424
R1
221
R1
231
R1
428
R1
432
R1
426
R1
717
R1
425
R1
500
R1
238
R1
216
R1
140
R1
528
R1
245
R1
421
R1
129
R1

CALLE MAYOR

VIA LINDA VISTA

VIA LA SELVA

CALLE MIRAMAR

VIA BONITA
VIALA

CIRCULA

VIA ESTRELLITA

VIA BONITA

PU
255
R1
636
R1
365
R1
309
R1 313
R1
242
R1
167
R1
209
R1
317
R1
305
R1
679
R1
321
R1
325
R1
655
R1
316
R1
328
R1
421
R1
245
R1
116
R1
279
R1
675
R1
112
R1
108
R1
324
R1
261
R1
329
R1
333
R1
104
R1
408
R1
429
R1
332
R1
301
R1
417
R1
164
R1
336
R1
705
R1
275
R1
529
R1
163
R1
413
R1
340
R1
100
R1
238
R1
200
R1
683
R1
344
R1
372
R1
709
R1
204
R1
409
R1
337
R1
348
R1
208
R1
416
R1
151
R1
265
R1
352
R1
433
R1
664
R1
412
R1
212
R1
341
R1
405
R1
356
R1
159
R1
659
R1
139
R1
155
R1
156
R1143
R1
357
R1
420
R1
345
R1
209
R1
152
R1
217
R1
213
R1
269
R1
651
R1
203
R1
160
R1147
R1
250
R1
260
R1
268
R1
276
R1
254
R1
264
R1
272
R1
280
R1
273
R1
284
R1
361
R1
437
R1
404
R1
640
R1
213
R1
671
R1
668
R1
401
R1
312
R1 320
R1
308
R1 316
R1 324
R1
288
R1
521
R1
285
R1
261
R1
349
R1
644
R1
265
R1
305
R1
304
R1
269
R1
353
R1
533
R1525
R1
509
R1
505
R1 517
R1
513
R1
501
R1
246
R1
648
R1
667
R1
663
R1
364
R1
368
R1
425
R1
241
R1
660
R1
656
R1
360
R1
652
R1
234
R1
208
R1
135
R1
217
R1
237
R1
148
R1
253
R1
320
R1
205
R1
628
R1
329
R1
242
R1
273
R1
325
R1
144
R1
131
R1
249
R1
712
R1
424
R1
221
R1
231
R1
428
R1
432
R1
426
R1
717
R1
425
R1
500
R1
238
R1
216
R1
140
R1
528
R1
245
R1
421
R1
129
R1
Prepared using City of Torrance Community Development Geographic Information System Michelle G. Ramirez, Community Development Director
.

PRE24-00012, WAV24-00007
671 CALLE MIRAMAR
LEGEND

NOTIFICATION AREA
671 CALLE MIRAMAR

LOCATION AND ZONING MAP
0 140 28070
Feet
16 38
ITEM 8E
ATTACHMENT 3

HILLSIDE OVERLAY SUBSTANTIATION
ITEM 8E
ATTACHMENT 3
17 39
18 40
19 41
20 42
ITEM 8E
ATTACHMENT 4

WAIVER SUBSTANTIATION
ITEM 8E
ATTACHMENT 4
21 43
22 44
ITEM 8E
ATTACHMENT 5

SILHOUETTE CERTIFICATION
ITEM 8E
ATTACHMENT 5
23 45
24 46
ITEM 8E
ATTACHMENT 6

CODE REQUIREMENTS
ITEM 8E
ATTACHMENT 6
25 47

CODE REQUIREMENTS

The following is a partial list of Code requirements applicable to the proposed project. Not all Code requirements are provided, and the applicant is strongly advised to contact each individual department for further clarification. The Planning Commission may not waive or alter the Code requirements. They are provided for information purposes only.

BUILDING AND SAFETY

1. Comply with 2022 CBC, CMC, CEC, CPC & CGBC.

2. Undergrounding of utilities is required.

ENGINEERING

3. Repair damaged curb adjacent to the existing driveway on Via Bonita and damaged curb and concrete walkway on Calle Miramar.

4. A construction and Excavation Permit (C&E Permit) is required from the Community Development Department, Engineering Permits and Records Division, for any work in the public right-of-way on Calle Miramar and Via Bonita (City Code Sec. 74.6.2).

5. This property is not within the City of Torrance Municipal Water service area. Contact California Water Service Company at 310-257-1400 for water information.

ENVIRONMENTAL

6. Bedroom sizes to be as determined per Torrance code (92.20.2).

7. The front yard of any property zoned for residential use shall not be more than 50%-paved (92.5.14).

8. Water heater shall not encroach into the required parking area.

9. The washer and dryer shall not encroach into the required parking area.

10. The property shall be landscaped prior to final inspection (92.21.9).

GRADING

11. Per Torrance Municipal Code (TMC) 81.2.52(J107.6), all lots shall have a minimum grade of 1%. The lot shall be graded to drain to the street. If sump pumps are proposed, they will need to be designed by a civil engineer per the LA County Sump Pump manual TMC

81.2.53. 26
48 ITEM 8E
ATTACHMENT 7

CORRESPONDENCE
ITEM 8E
ATTACHMENT 7
27 49
1 Niemeyer, Natalie
From: CDD Info
Sent: Monday, November 25, 2024 3:28 PM
To: Niemeyer, Natalie
Subject: FW: Public Comment for 671 Calle Miramar Record # PRE24-00012 and WAV24-00007 Follow Up Flag: Follow up
Flag Status: Flagged
---------- Forwarded message ---------
From: Wendy Jones
Date: Mon, Nov 25, 2024 at 1:58 PM
Subject: Objection to Second Story Addition at 671 Call Miramar To: <[email protected]>
Wendy Jones (Turner)
675 Calle Miramar
Redondo Beach, CA 90277
November 25, 2024
The Planning Commission
City of Torrance
3031 Torrance Blvd.

Torrance, CA 90503
Subject: Protest of Proposed Second-Story Addition at 671 Calle Miramar, Redondo Beach, CA 90277 Dear Members of the Planning Commission,
I am writing to express my strong objection to the proposed second-story addition to the property at 671 Calle Miramar. As the owner of the home located at 675 Calle Miramar, directly across the street from the proposed project, I am deeply concerned about the significant negative impacts this addition would have on my property, quality of life, and the character of our neighborhood.

The Hollywood Riviera is a distinctive and historic neighborhood celebrated for its open spaces, privacy, and harmonious integration of homes with the natural environment. This balance has long been a defining feature, contributing to the uniqueness and value of our community. Allowing this second-story addition would deviate from those principles and set a concerning precedent for future developments.

Impacts on My Property
28 50
2 1. Loss of Sunset Views and Natural Light
o The proposed second-story addition would completely obstruct my view of the sunset, a cherished feature of my home.
o Additionally, the structure would block the natural light that currently fills my home, altering the ambiance and comfort of my living spaces.

2. Privacy Concerns
o The design of the second-story addition would compromise my privacy, particularly in my bedroom. I would be forced to keep my drapes closed to avoid direct lines of sight from the new addition, effectively cutting off natural ventilation and light.

3. Impact on Air Flow
o My home does not have air conditioning, and I rely heavily on the ocean breeze to cool my house during the summer months. The proposed addition, with its height and orientation, would disrupt this vital airflow, making my home uncomfortably warm.

Neighborhood Concerns
The Hollywood Riviera is one of the few neighborhoods in the Santa Monica Bay area that still offers residents space, privacy, and a strong connection to the outdoors. Past decisions by the Planning Commission have upheld these values, ensuring that homes are designed to respect neighbors’ views, light, and privacy. The proposed second-story addition at 671 Calle Miramar would violate these principles, detracting from the neighborhood’s character and the value of surrounding properties.

Alternative Suggestions
I want to emphasize that I have no objection to a single-story addition to the property at 671 Calle Miramar.

This alternative would allow the homeowners to expand their living space while preserving the views, light, air flow, and privacy that make the Hollywood Riviera such a desirable and unique place to live.

Request for Consideration
I respectfully request that the Planning Commission carefully evaluate the proposed project’s impact on neighboring properties, including mine, and consider the broader implications for our community. Preserving the balance between development and the neighborhood’s historic character is essential to maintaining the quality of life we all cherish.

Thank you for your attention to this matter. I would appreciate the opportunity to discuss my concerns further if needed. Please feel free to contact me at 559.994.9030 or [email protected] Sincerely,
Wendy Jones (Turner)
675 Calle Miramar
Redondo Beach, CA 90277
Wendy Jones
CEO & Founder

29 51
ITEM 8E
ATTACHMENT 8

PROJECT PLANS
ITEM 8E
ATTACHMENT 8
30 52
a1
2350

REVISION

REVISED

PRINTED
OWNER: adit dileep & brinda dixit JOB ADDRESS: 671 calle miramar redondo beach, ca 90277 the dileep-dixit residence
671 calle miramar
redondo beach, CA 90277
15011 KINGSDALE AVE.

LAWNDALE, CA 90260
PH: (310)938-6640

SITE PLAN
1/8" = 1'-0"
NORTH
671 calle miramar redondo beach, ca 90277
the dileep-dixit residence

MASSI DESIGNS

MATTHEW SUNSERI
15011 kingsdale ave.
lawndale, ca 90260
PHONE: (310) 938-6640
LOT: 14 blk: k
APN # 7514-019-013

LEGAL DESCRIPTION
ZONING:

SETBACKS
FRONT:

SIDES:

REAR:

BUILDING HEIGHT:

PARKING:

TYPE OF CONSTRUCTION:

OCCUPANCIES:

NUMBER OF STORIES:
fire sprinklers:

CODE RESEARCH
R-1
20'-0 avg., 15'-0" min.

6.67' min. @ int. 10'-0" @ ext.
20'-0 avg., 15'-0" min.
27'-0" MAXIMUM
2 spaces provided at garage.

V-B
R3 AT LIVING; U AT GARAGE
2 no
tract: 10302
AREAS

SHEET INDEX

GENERAL PROJECT INFORMATION/SITE PLAN

EXISTING FLOOR PLAN
Proposed FIRST & SECOND FLOOR PLAN
proposed exterior elevations
proposed Sections
roof plan / details
FIRST FLOOR electrical plan
Second FLOOR electrical plan
green building standards
green building standards

TOPOGRAPHIC SURVEY
Title 24 Energy Calculations
Title 24 Energy Calculations
general notes
foundation plan
roof framing plan
details
details
details
A1:

A2:

A3:
a4:

A5:

A6:
e1:

E2:
gb1:
gb2:

TS:

T24-1:

T24-2:
s0.1:
s1.1:
s1.2:
s3.1:

S3.2:
s3.3:

DESIGNER:

DESIGNER & CONSULTANTS
STRUCTURAL ENGINEER:

1. 279 SQ. FT. FIRST FLOOR ADDITION

2. REMODEL OF FIRST FLOOR

3. 772 SQ. FT. SECOND FLOOR ADDITION

4. NEW STAIRS IN THE REAR W/ A 42 INCH

GUARDRAIL

SCOPE OF WORK

VICINITY MAP
existing LIVING
existing garage
new 1ST FLOOR living
new 2ND FLOOR living

NEW TOTAL LIVING
LOT AREA:

Allowable F.A.R.:
existing F.A.R.:

Proposed F.A.R.:
lot coverage:
1,472 SQ. FT.
625 SQ. FT.
279 SQ. FT.
992 SQ. FT. (220 dbl height @ stars)
2,743 SQ. FT.
6,996 sq. ft.
6,996 SQ. FT. X .5 = 3,498 SQ. FT.
1,472 SQ. FT. (EXISTING living) +
625 SQ. FT. (ex. GARAGE)
= 1,473 SQ. FT. (.21) <3,498 SQ. FT
1,472 SQ. FT. (EXISTING living) +
279 SQ. FT. (new 1ST FLR living) +
992 SQ. FT. (new 2ND FLR living) +
625 SQ. FT. (ex. GARAGE)
= 3,368 SQ. FT. (.48) <3,498 SQ. FT
2,376 sq. ft./6,996 sq. ft. = 33.9%
TITLE 24 CALCULATIONS:get structural
3000 E. BIRCH STREET SUITE 201
BREA, CA 92821
ph: (909) 569-1886
LEGEND

LANDSCAPING - GRASS

BLOCK WALL

EXISTING GRADE

PROPOSED GRADE
two story ELEMENT

SETBACK LINE
F.C.

T.W.

T.R.

F.F.E
T.C.

F.L.

F.S.

T.F.

FINISHED CONCRETE

TOP OF WALL

TOP OF RAILING

FINISHED FLOOR ELEVATION

TOP OF CURB

FLOWLINE AT STREET

FINSHED SURFACE

TOP OF FENCE

ONE STORY ELEMENT
G & G STRUCTURES, INC.
lionel garcia
24702 NARBONNE AVE.

LOMITA, CA 9717
Phone: (310) 294-8111

1. a minimum of 65 percent of the non-hazardous construction and demolition waste shall be recycle and/or salvage for reuse in accordance with 2022 California green building standard code. demo and construction phases. 100-percent of soil and concrete.

2. dumpsters, roll-offs, construction material/supplies and debris shall be covered stored outdoors.

3. plan check applications for which no permit is issued within 180 days following the date of application shall automatically expire. (r105.3.2 crc)

4. every permit issued shall become invalid unless a successful inspection work is obtained within 365 days of the permit issuance. a permit may be extended if a written request stating justification for extension and an extension fee is received prior to expiration of the permit and granted by the building official.

5. no more than one (1) extension may be granted. permits which have become invalid shall pay a reactivation fee of approximately 50% of the original permit fee amount when the permit has been expired for up to six (6) months.

6. when a permit has been expired for a period in excess of one (1) year, the reactivation fee shall be approximately 100% of the original permit fee. (r105.5 crc)

7. THIS PROJECT SHALL COMPLY WITH TITLE 24, 2022 California Building Code, 2022 California Residential Code, 2022 California Fire code, 2022 California Electrical Code, 2022 California Mechanical Code, 2022 California Plumbing Code, 2022 California Energy Code, 2019 California Green Building Standard Code, The latest Redondo Beach Municipal Code

8. la co fire code 505.1 and crc-r319.1. address identification - all buildings and units shall be provided with approved identification. the address identification shall be legible and placed in a position that is visible from the street fronting the property. address identification characters shall contrast with their background. address numbers shall be arabic numbers or alphabetical letters. numbers shall not be spelled out. each character shall be not less than 4 inches in height with a stroke width of not less than 0.5 inch. where required by the fire code official, address identification shall be provided in additional approved locations to facilitated emergency response. where access is by means of a private way, a monument, pole or buildings and on the curbs. address identification shall be maintained.

9. Separate permits are required for demo, electrical,mechanical, plumbing, Solar Photovoltaic system, Swimming pool/spa , Site/Retaining Walls, Grading, Fire Sprinkler, and Demolition.

10. Hot water to shower shall be limited to 120°F. Provide water tempering valve conform to ASSE 1069. (CPC 408.3)

11. A minimum 12” x 12” access panel is required when a slip joint P-trap waste & overflow is provided.

12. Provide caulking at the bottom of the toilet, between toilet and floor. CPC 407.2

13. Insulation shall be provided on all hot water piping and the first 5’ on the cold water from thewater heater per CPC sec. 609.11 and title 24 part 6 as follow: a. Hot water pipe insulation for pipe less than 2 inches shall meet the minimum wall thickness indicated on title 24 part 6, table 120.3-a. B.

Insulation wall thickness shall be not less than 2 inches for a pipe of 2 inches or more in diameter. (CPC 609.11.2)

14. Insulation shall cover all hot water pipes to the kitchen. Provide the following water heater notes on the plans:
a. The first 5 feet of hot and cold water pipes from the water heater shall be insulated with approved pipe insulation.
b. All hot water pipes ¾” or larger requires full and continuous pipe insulation. Section 150.0(j)2Ai and Section 150.0(j)4.
c. All piping associated with a hot water re-circulation system regardless of the diameter.
d. All hot water piping between the heat sources to the kitchen fixtures. e. Each water heater has own gas shut-off valve. [CPC 1211.15] f. Maximum approved type length flex connector 6 feet. [CPC 1212 & 1212.4]

15. PER CALIFORNIA CIVIL CODE ARTICLE 11101.4 AND CALGREEN SECTION 301.1, ALL

BUILDING ALTERATIONS TO A SINGLE-FAMILY HOME, EXISTING PLUMBING FIXTURES

IN THE ENTIRE HOUSE THAT DO NOT MEET COMPLIANT FLOW RATES NEED TO BE UPGRADED. WATER CLOSETS WITH A FLOR RATE IN EXCESS OF 1.6 GPF WILL NEED TO BE REPLACED WITH WATER CLOSETS WITH A MAX FLOW RATE OF 1.28 GPF. SHOWERS WITH A FLOW RATE IN EXCESS OF 2.5 CPF WILL NEED TO BE REPLACED WITH WATER CLOSETS WITH A MAX FLOW RATE OF 1.8 GPF. LAVATORY WITH A FLOW RATE IN EXCESS OF 2.2 CPF WILL NEED TO BE REPLACED WITH WATER CLOSETS WITH A MAX FLOW RATE OF 1.2 GPF. (1.8 GPF FOR KITCHEN FAUCETS).
project general notes

66.69' PROPERTY WIDTH
10' SIDE YARD SB

6.67'
proposed TWO STORY
addition/remodel
to (E) one-story
residence
(E) GARAGE

TO REMAIN
(existing roof attached
to main residence)
15' MIN. SETBACK
20' AVG. SETBACK
25' MAX. SETBACK

6.89'
10'

18.8'

26.47'

13.04' EX. & PROP. SB

5.26'

FRONT SETBACK

CALCULATION
20' AVERAGE MIN. REQUIRED
1,053 SF REQUIRED
1,052 SF PROVIDED
ffe @ 1st floor = 100.0
ffe @ 2nd floor = 109.35

99.79 - fc

96.81 - fc

99.70 - fc
calle miramar
via bonita

5.24'ex. sep.
ex. SB
prop. SBreq'd SB
req'd SB
ex. SB
prop. SB
20'
REQ'D avg. SB

27.26'
ex. SB
15'
req'd min. SB
103.20 - T.R.

18.93'

27.98'

23.17'

16.24'

12.68'
no landscape
changes in
no landscape
changes in
no landscape
changes in
no landscape
changes in

4.96'
ex. SB
31 53

2350

REVISION

REVISED

PRINTED
OWNER: adit dileep & brinda dixit JOB ADDRESS: 671 calle miramar redondo beach, ca 90277 the dileep-dixit residence
671 calle miramar
redondo beach, CA 90277
15011 KINGSDALE AVE.

LAWNDALE, CA 90260
PH: (310)938-6640
A2 1/4" = 1'-0"
existing FLOOR PLAN
NORTH
(E)
living
room
(E)

KITCHEN
(E)
HALL
(E)
BATH
(E)
BEDROOM #2
(E)
BEDROOM #1
32 54
A3
2350

REVISION

REVISED

PRINTED
OWNER: adit dileep & brinda dixit JOB ADDRESS: 671 calle miramar redondo beach, ca 90277 the dileep-dixit residence
671 calle miramar
redondo beach, CA 90277
15011 KINGSDALE AVE.

LAWNDALE, CA 90260
PH: (310)938-6640
1/4" = 1'-0"
proposed first FLOOR PLAN
NORTH
1/4" = 1'-0"
proposed second FLOOR PLAN
NORTH
11'-4"
7'-1"
2'-3"
5'-1"
11'-8"
9'-11"
22'-1"
15'-1" 7'-0"
(N)
living
room
(N)
dining
room
(N)
piano
room
(N)
bath
#2 (e)
hall
(N)
kitchen
(N)
PANTRY
8'-2"
5'-0"
11'-4"
2'-0"
12'-6"
18'-4"
11'-4"
5'-7"
8'-8"
(N)
bedroom #3
(142 sq. ft.)
(N)
HALL
(n)
master
bath
(n)
master
DECK
10'-1"
4'-0"
(N)
bedroom #2
(179 sq. ft.)
3'-6"
(n)
master
closet
(n)
master
bedroom
(227 sq. ft.)
8'-1"
13'-5"
10'-7"
(N)
bATH #4
= EXISTING WALLS
LEGEND
= DEMO WALLS
= NEW 2X WALLS
(N)
office/guest
room
(105 sq. ft.)
33 55
A4
2350

REVISION

REVISED

PRINTED
OWNER: adit dileep & brinda dixit JOB ADDRESS: 671 calle miramar redondo beach, ca 90277 the dileep-dixit residence
671 calle miramar
redondo beach, CA 90277
15011 KINGSDALE AVE.

LAWNDALE, CA 90260
PH: (310)938-6640
1/4" = 1'-0"
PROPOSED elevations
west ELEVATION
8'-3"
21'-0"
8'-0"
north ELEVATION
8'-3"
24'-1"
8'-0"
120.91'NEW HIGHEST PT. OF ROOF
120.91'NEW HIGHEST PT. OF ROOF
111.32'
EX. RDIDGE
111.32'
EX. RDIDGE

99.79'
L.A.G.

96.81'L.A.G.
3'-0"
21'-0"
18'-0"
8'-3"
21'-0"
8'-0"
8'-3"
21'-0"
8'-0"
south ELEVATION east ELEVATION
18'-0"3'-0"
120.91'NEW HIGHEST PT. OF ROOF
120.91'NEW HIGHEST PT. OF ROOF
111.32'
EX. RDIDGE

99.77'L.A.G.

97.29 L.A.G.

ELEVATION NOTES:
white smooth STUCCO
NEW WINDOWS with black frames
NEW 2:12 black shingle ROOF (ESR- 3537)
1 2
3 4
5 FINISH GRADE
6 solid wood entry door
7 french bi-fold door - black frame
8 french door - black frame
french slider - black frame
942' glass guardrail
1 1
11 1
2 2 2
2 2
22 3
3 3
3 3
3 3
4 44
4 10line of street elevation
10 105
6 7
8 9
9 34
56 ROOF PLAN
1/8" = 1'-0"
ROOF PITCH = SEE PLANS
ATTIC VENT CALCULATIONS:

NEW ATTIC AREA = 0 SQ. FT. / 150 = 0 SQ. FT. OF VENTS; THEREFORE, - 0 VENTS PROVIDED ( ) - 0 SQ. ft. aTTIC VENTS PROVIDED - CONCRETE MODEL "FLAT" VENTS BY O'HAGINS INC. (ICC = 9650A)

1. 2.

ROOF PLAN NOTES
NORTH
a6
TYPICAL EAVE DETAILSCALE: 11
2"=1'-0" ONE HOUR CEILING AND WALL typ. rack detail n/a VALLEY FLASHING WINDOW AND DOOR FRAMES roof to wall flashing 1 4
3 2
7 6
5 10
9 8

NO SCALE
RIDGE / HIP / FLASHINGSCALE: 11
2"=1'-0"
SCALE: 11
2"=1'-0"SCALE: 11
2"=1'-0"

WOOD JOISTS, GYPSUM WALLBOARD
GA FILE NO. FC 5420
GA FILE NO. WP 3510

ONE HOUR CEILING

ONE HOUR WALL
58" type "X" gypsum wallboard or veneer base applied at right angles to 2x10 wood joists 16" o.c. with 6d coated nails 178" long 0.0915" shank, 14" heads, 6" o.c. Joists supporting 1" nominal wood sub and finish floor, or 1932" plywood finished floor with long edges T&G and 1532" interior plywood with exterior glue subfloor perpendicular to joists with joints staggered.

One layer 58" type "X" gypsum wallboard or veneer base applied parallel with or at right angles to each side of 2x4 wood studs spaced 24" o.c. with 6d coated nails 178" long, 0.0915 shank, 14" heads, 7" o.c. Wallboard nailed to top and bottom plates at 7" o.c. Stagger joints 24" o.c. each side. (LOAD-BEARING)

SYSTEM DESCRIPTIONSKETCH AND DESIGN DATA

GYPSUM WALLBOARD, WOOD STUDS
1 HOUR
FIRE
35 to 39 STC
SOUND
1 HOUR
FIRE
35 to 39 STC
SOUND
Approx. Ceiling Weight: 212 psf
Fire Test: ULR3501-5, 9, 7-15-52
ULR1319-2, 3, 6-5-52
Design L 501
ULC Design M500
Sound Test: See FC 5410
IIC & Test: 32 (66 C&P) NGC 5032, 7-19-66
Thickness: 478"
Approx. Weight: 7 psf
Fire Test: ULR3501-47, -48, 9-17-65.

Design U309
ULR1319-129, 7-22-70
Design U314
Sound Test: NGC2404, 10-14-70

DOOR AND WINDOW FRAMING REQUIREMENT
16D END

TYPICAL

KING STUD

TRIMMER
FULL
HEIGHT

FLOATER

HEADERHEADER

TYPICAL WINDOWTYPICAL DOOR

FRAMING MEMBERS
(SEE FRAMING PLAN)
UNDERLAYMENT (30LB ASTM)
FELT CARRIED OVER 2 X 3
NAILER W/ 26 GA. FLASHING
OVER
26 GA. FLASHING

PLYWOOD ROOF SHT'G

ROOFING MATERIAL
(SEE ROOF PLAN)
12" TYP.

TYP. 2X8 RAFTER TAILS
TYP. ROOF SHT'G

BOUNDARY NAILING
2x FASCIA BOARD

INTERIOR FINISH
DBL TOP PLATE W/ A35 @
32"O.C.
2X STUDS @ 16" O.C.
2x T&G SHEATHING

ASPHALT SHINGLES
2x2 TRIM
STUCCO
1 LAYER 30# FELT

EXTERIOR FINISH
2X BLOCKING

COPPER FLSH'G & COUNTERFLSH'G
1 X 6 CONT.

UNDERLAYMENT (30 LB ASTM FELT)

ROOFING MATERIAL (SEE ROOF PLAN)
2X ROOF RFTR.
2X STUDS @ 16" O.C.

INTERIOR FINISH
6" LAP
MIN.

SCALE: 11
2"=1'-0"
SCALE: 11
2"=1'-0"
UNDERLAYMENT (30LB. ASTM FELT)

PLWD ROOF SHT'G

ROOFING MATERIAL (SEE ROOF PLAN)

COPPER VALLEY FALSHING
2X ROOF RFTR

SEE FRMG PLAN
12" MIN.
7 5/8"
5 1/2"
58" GYP. BOARD,

PAINTED FINISH
STUCCO TO MATCH EX.

BUILDING PAPER
12" PLYWOOD
R19 BATT

INSULATION

EXTERIOR

INTERIOR

INTERIOR
58" 1"
12"
exterior WALL detailSCALE: 3" = 1'-0"
SCALE: 11
2"=1'-0"
1X6 T&G SHEATHING

SHINGLE ROOFING
- SEE ROOF PLAN
G.I. COPPER DRIP

FLASHING
5" Ø HALF ROUND
G.I. GUTTER

PLYWOOD SHEATHING
2X8 RAFTERS W/ END

CUT AS SHOWN
G.I. SCREEN VENTS
@ 64" O.C.
2X8 BLKG W/ A35 @ 32" O.C.

DBL TOP PLATE
2X8 EXPOSED BLK'G

BETWEEN RAFTERS

INTERIOR FINISH
2X STUDS

STUCCO TO MATCH

RAFTER ENCLOSED
WITH STUCCO.
1-HR FIRE RATED.
n/aSCALE: 11
2"=1'-0"
12" OVERHANG
2350

REVISION

REVISED

PRINTED
OWNER: adit dileep & brinda dixit JOB ADDRESS: 671 calle miramar redondo beach, ca 90277 the dileep-dixit residence
671 calle miramar
redondo beach, CA 90277
15011 KINGSDALE AVE.

LAWNDALE, CA 90260
PH: (310)938-6640
2:12
2:12
2:12
2:12
2:12
2:12
2:12
2:12
2:122:12
(existing roof attached
to main residence)
35 57

AGENDA ITEM
NO.
8 E

(SUPPLEMENTAL #1)

DATE:

December

4 , 2024

TO:

Planning Commission

FROM:

Natalie Niemeyer
, Planning
Associate

SUBJECT:

671 Calle Miramar (APN 7514
-
019
-
013)

Precise Plan of Development (PRE24
-
00012)

Waiver (WAV24
-
00007)

Consideration of a Precise Plan of Development to allow one and two -
story
additions to an existing one
-
story single
-
family residence, in conjunction with a
Waiver of the front yard, side yard, and rear yard setback requirements, on property located within
the Hillside Overlay in the R
-
1 Zone at 671 Calle Miramar.

SUPPLEMENTAL

The Engineering Division has requested to modify the Resolution

(Attachment 1)
.

One
Condition
ha
s

been
deleted
.

Please find attached
revised Resolution (Attachment
2 )

Additionally, t
he attached correspondence
s

w
ere

received

(Attachment 3 and 4)
.

Staff
continues
to recommend approval of the request as conditioned
.

ATTACHMENTS

1. Engineering Memo

2. Revised Resolution No. 24-087

3. Correspondence
58 ITEM 8E
ATTACHMENT 1

ENGINEERING MEMO
ITEM 8E
ATTACHMENT 1
59 CITY OF TORRANCE

ENGINEERING DEPARTMENT
December 04, 2024
TO:

FROM:

SUBJECT:

Leo Oorts, Planning and Environmental Manager
Anthony Maatubang, Associate Engineer
Agenda Item No. 8E
PRE24-00012 & WA V24-00007
6 71 Calle Miramar
Please delete the Engineering Division special condition for the subject Agenda Item that was inadvertently added:
• That portion of the damaged curb and concrete pavement on the walkway on Calle Miramar shall be replaced.

By
!!!l?ffll!
Associate Engineer
60 ITEM 8E
ATTACHMENT 2
REVISED RESOLUTION NO.24-087
ITEM 8E
ATTACHMENT 2
61 REVISED PLANNING COMMISSION RESOLUTION NO. 24-087

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF TORRANCE, CALIFORNIA, APPROVING A PRECISE
PLAN OF DEVELOPMENT AS PROVIDED FOR IN DIVISION 9,
CHAPTER 1, ARTICLE 41 OF THE TORRANCE MUNICIPAL

CODE TO ALLOW ONE AND TWO-STORY ADDITIONS TO AN

EXISTING ONE-STORY SINGLE FAMILY RESIDENCE, IN

CONJUNCTION WITH A WAIVER OF THE FRONT YARD, SIDE

YARD, AND REAR YARD SETBACK REQUIREMENTS, ON

PROPERTY LOCATED WITHIN THE HILLSIDE OVERLAY IN
THE R-1 ZONE AT 671 CALLE MIRAMAR.

PRE24-00012: BRINDA DIXIT (JOANN H. WALTER FAMILY TRUST) WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on December 4, 2024, to consider an application for a Precise Plan of Development filed by Brinda Dixit (Joann H. Walter Family Trust) to allow one and two-story additions to an existing two-story single family residence, in conjunction with a Waiver of the front yard, interior side yard, and rear yard setback requirements, on property located within the Hillside Overlay in the R-1 Zone 671 Calle Miramar; and
WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 1, Article 41 of the Torrance Municipal Code; and WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the property is located at 671 Calle Miramar (APN 7514-019-013); b) That the property is described as Lot 14 BLK K of Tract 10302 as per map recorded in the Office of the Los Angeles County Recorder, State of California; c) That in residential zones, additions as well as minor alterations to a single-family residence are Categorically Exempt by the Guidelines for Implementation of the California Environmental Quality Act, Article 19, Section 15301 (Existing Facilities) and 15305 (Minor Alterations); d) That the proposed residence, as conditioned, complies with the objective development standards of the R-1 Zone and is consistent with the Low Density Residential designation of the Land Use Element of the General Plan of the City of Torrance;
e) That the proposed residence, as conditioned, will not have a substantial adverse impact upon the view, light, air, and privacy of other properties in the vicinity because the two-story residence has been designed below the maximum building height and the allowable Floor Area Ratio; f) That the proposed residence, as conditioned, has been located, planned and designed so as to cause the least intrusion on the view, light, air, and privacy of other properties in the vicinity because the project exceeds open space requirements and is below the maximum allowable lot coverage and floor area ratio;
g) That the design of the proposed residence, as conditioned, provides an orderly and attractive development in harmony with other properties in the vicinity because the architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that 62 promote visual interest and the proposed exterior design elements are in keeping with the architecture and finishes of neighboring properties;
h) That the design of the proposed residence, as conditioned, will not have a harmful impact upon the land values and investment of other properties in the vicinity because the proposed residence will be constructed of high-quality materials that will enhance the existing property; i) That granting such application, as conditioned, would not be materially detrimental to the public welfare and to other properties in the vicinity because a single family residence is an appropriate use for this property and the proposed residence, as conditioned, has been designed so as to limit potential adverse impacts to view, light, air, and privacy; j) That the proposed residence, as conditioned, would not cause or result in an adverse cumulative impact on other properties in the vicinity because the remodeled residence conforms to the Low Density Residential Designation of the Land Use Element of the General Plan of the City of Torrance and the residence has been designed to limit potential adverse impacts to view, light, air, and privacy;
k) That it is not feasible to increase the size of or rearrange the space within the existing building or structure for the purposes intended except by increasing the height because the applicant proposes to retain as much open space as possible;
l) That denial of such an application would result in unreasonable hardship to the applicant as the proposed residence meets or exceeds most of the development standards, has been designed to minimize view, light, air, and privacy impacts to neighboring properties, and is in harmony with existing development throughout the neighborhood; and
m) That granting the application, as conditioned, would not be materially detrimental to the public welfare and to other properties in the vicinity because the proposed one and two-story additions to an existing one-story single family residence comply with applicable development standards including lot coverage, open space, and floor area ratio requirements.

WHEREAS, the Planning Commission by the following roll call vote APPROVED PRE24- 00012, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

1. That the use of the subject property for a single family residence shall be subject to all conditions imposed in Precise Plan of Development 24-00012 and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the Torrance Municipal Code on file in the office of the Community Development Director of 63 the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the Planning Commission relied in granting approval;

3. That all Conditions and Code requirements of WAV24-00007 shall be met; (Planning)

4. That the maximum height of the residence at the highest point of the roof shall not exceed 24’1” based on the proposed lowest adjacent grade of 96.81' located at the rear of the residence, based on a benchmark elevation of 100’ located at the southeast corner of the property on the public right of way as shown on the official survey map on file in the Community Development Department. The final height of the proposed residence shall be certified by a licensed surveyor/engineer prior to requesting a framing of roof-sheathing inspection who verifies the entire roof framing and design remains consistent with the elevation heights and roof design approved by the Planning Commission; (Planning)

6. That the applicant shall provide open space calculations on the building set of plans; (Planning)

9. That the applicant will comply with the 2022 California Building Codes and city Ordinance.

Undergrounding of utilities are required; (Building)

10. That the existing hedge within the City easement along the front of the residence shall be removed. Vegetation is not to exceed 18 inches in height within the City easement; and (Public Works - Streetscape)

11. That all conditions of all other City departments received prior to or during the consideration of this case by the Planning Commission shall be met.

Introduced, and adopted this 4th day of December 2024.

ATTEST:

__________________________________ ____________________________________ Secretary, Torrance Planning Commission Chairperson, Torrance Planning Commission 64 STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

__________________________________
Secretary, Torrance Planning Commission

65 ITEM 8E
ATTACHMENT 3

CORRESPONDENCE
ITEM 8E
ATTACHMENT 3
66 1

November
2 6
, 2024

City of Torrance

Planning Commission

3031 Torrance Blvd.

Torrance, CA 90503

RE: Public Comment on
PRE24
-
00012, WAV24
-
00007

671 Calle Miramar

Dear Commissioners:

We are the
homeowners of a single
-
story residence located immediately downslope from
671 Calle Miramar

on Via Linda Vista, bordered by Via Bonita. Our property shares a common property line with 671 Calle Miramar between our respective backyards . The
garage areas are less than 36’ apart at the widest point, and the garages not shown

below
are closer, approximately 10
’

apart.

After reviewing the plan for
PRE24
-
00012, WAV24
-
00007

(collectively
, the “Plan”), we
have significant concerns about the proposed addition of a second story on 671 Calle Miramar and its impact on our property. 671 Calle Miramar is a single -
story home, and
adding a second story will adversely impact sunlight and privacy. T he plan does not clarify
exactly where the waiver comes into play and its impact on the second

s
tory.

67 2

SUNLIGHT
:

The
proposed second story's height and proximity will
negatively

impact the
direct and indirect
sunlight in our backyard

and
garage
roof
top.

The
C
ity has approved
our garage rooftop solar panels. By increasing the sun's shadow, especially during the winter months,
due to the
north
-
facing

upslope 2
nd

story, our
rooftop solar panels will
receive less direct sunlight, reducing

the
benefit and basis for installing th
e solar tiles in
the first place.

The height and proximity of
the 2
nd

s
to
ry

to our backyard

and

two bedrooms

will
necessarily encourage a privacy hedge, such as a

podocarpus,
on
671 Calle
Miramar
’s

side of the fence

to obstruct the direct line of sight from our
bedroom
s

to the proposed
2nd story master bedroom
, but
what
would

normally be reasonable

mitigatio
n,
will further
negatively impact the amount of sunlight in our backyard.

PRIVACY
:

671 Calle Miramar
’
s
proposed 2
nd

story
elimi
nates our backyard
’
s

privacy.

As
the photo above
demonstrates,
three windows and a balcony look
directly into our
backyard, affording no
privacy
.

The distance from
the Plan
’
s balcony to

the center of
our
68 3

backyard is approximately 20
’

based

on Google Maps
, as shown on the
pho
to above and
the map bel
o
w.

CONCLUSION
:

The

Plan
, including the
waiver

o
f the development standard
,

will
be
materially detrimental to the public welfare
and
the property of other persons located in
its vicinity based on the following circumstances: The

proposed addition
will

adversely
impact the
light

and
privacy of other persons in the vicinity.

The Plan

substantially interfere
s

with the orderly development of the City because the
proposed
second story will encourage the building of more second -
story

residence
s
within the
Hillside Overlay
.

RECOMMENDATIONS
/REQUESTS FOR MODIFICATION TO THE PLAN
:

We
recommend that

t
h
e
Plan
be modified

to
:

•

To maintain the character of 671 Calle Miramar, the Plan should be restricted to a single
-
story home,

as the original architect

inte
nded.

•

If a
second story

is approved, e
liminate the balcony on the
so
ut
h
-
facing side of
671 Calle Miramar
.

•

To promote mutual privacy concerns, we require all windows facing our property to be opaque on the lower third of the window
.

69 4

Submitted by Cameron and Mary Roberts

70 1

December 2
, 2024

City of Torrance

Planning Commission

3031 Torrance Blvd.

Torrance, CA 90503

RE: Public Comment on
PRE24
-
00012, WAV24
-
00007

671 Calle Miramar

–

Supplemental

Dear Commissioners:

A
s a supplement to the submission on Tuesday, November 26, 2025, the photo
below,
taken from the center of our yard

on December 1, 2024
, shows the
impact of the
proposed

second stor
y.

The impact is expected to
increase

over the next month due to the
sol
stice
.

SUNLIGHT
:

The
proposed second story's height and proximity will
negatively

impact the
direct and indirect
sunlight in our backyard

and garage rooftop.

The
C
ity has approved
our garage rooftop solar panels. By increasing the sun's shadow, especially during the winter months,
due to the
north
-
facing

upslope 2
nd

story, our
rooftop solar panels will
receive less direct sunlight, reducing

the
benefit and basis for installing the solar tiles in
the first place.

The height and proximity of
the 2
nd

story to our backyard and two bedrooms

will
necessarily encourage a privacy hedge, such as a

podocarpus,
on
671 Calle
Miramar
’s

side of the fence

to obstruct the direct line of sight from our bedroom
s

to the proposed
2nd story master bedroom
, but what would normally be reasonable

mitigation,
will further
negatively impact the amount of sunlight in our backyard.

71 2

Submitted by Cameron and Mary Roberts

72 a1
2350

REVISION

REVISED

PRINTED
OWNER: adit dileep & brinda dixit JOB ADDRESS: 671 calle miramar redondo beach, ca 90277 the dileep-dixit residence
671 calle miramar
redondo beach, CA 90277
15011 KINGSDALE AVE.

LAWNDALE, CA 90260
PH: (310)938-6640

SITE PLAN
1/8" = 1'-0"
NORTH
671 calle miramar redondo beach, ca 90277
the dileep-dixit residence

MASSI DESIGNS

MATTHEW SUNSERI
15011 kingsdale ave.
lawndale, ca 90260
PHONE: (310) 938-6640
LOT: 14 blk: k
APN # 7514-019-013

LEGAL DESCRIPTION
ZONING:

SETBACKS
FRONT:

SIDES:

REAR:

BUILDING HEIGHT:

PARKING:

TYPE OF CONSTRUCTION:

OCCUPANCIES:

NUMBER OF STORIES:
fire sprinklers:

CODE RESEARCH
R-1
20'-0 avg., 15'-0" min.

6.67' min. @ int. 10'-0" @ ext.
20'-0 avg., 15'-0" min.
27'-0" MAXIMUM
2 spaces provided at garage.

V-B
R3 AT LIVING; U AT GARAGE
2 no
tract: 10302
AREAS

SHEET INDEX

GENERAL PROJECT INFORMATION/SITE PLAN

TOPOGRAPHIC SURVEY
Title 24 Energy Calculations
Title 24 Energy Calculations
general notes
foundation plan
roof framing plan
details
details
details
A1:

A2:

A3:
a4:

A5:

A6:
e1:

E2:
gb1:
gb2:

TS:

T24-1:

T24-2:
s0.1:
s1.1:
s1.2:
s3.1:

S3.2:
s3.3:

DESIGNER:

DESIGNER & CONSULTANTS
STRUCTURAL ENGINEER:

1.279 SQ. FT. FIRST FLOOR ADDITION

2.REMODEL OF FIRST FLOOR

3.772 SQ. FT. SECOND FLOOR ADDITION

4.NEW STAIRS IN THE REAR W/ A 42 INCH

GUARDRAIL

SCOPE OF WORK

VICINITY MAP
existing LIVING
existing garage
new 1ST FLOOR living
new 2ND FLOOR living

NEW TOTAL LIVING
LOT AREA:

Allowable F.A.R.:
existing F.A.R.:

LANDSCAPING - GRASS

BLOCK WALL

EXISTING GRADE

PROPOSED GRADE
two story ELEMENT

SETBACK LINE
F.C.

T.W.

T.R.

F.F.E
T.C.

F.L.

F.S.

T.F.

FINISHED CONCRETE

TOP OF WALL

TOP OF RAILING

FINISHED FLOOR ELEVATION

TOP OF CURB

FLOWLINE AT STREET

FINSHED SURFACE

TOP OF FENCE

ONE STORY ELEMENT
G & G STRUCTURES, INC.
lionel garcia
24702 NARBONNE AVE.

LOMITA, CA 9717
Phone: (310) 294-8111

1.a minimum of 65 percent of the non-hazardous construction and demolition waste shall be recycle and/or salvage for reuse in accordance with 2022 California green building standard code. demo and construction phases. 100-percent of soil and concrete.

2.dumpsters, roll-offs, construction material/supplies and debris shall be covered stored outdoors.

3.plan check applications for which no permit is issued within 180 days following the date of application shall automatically expire. (r105.3.2 crc)

4.every permit issued shall become invalid unless a successful inspection work is obtained within 365 days of the permit issuance. a permit may be extended if a written request stating justification for extension and an extension fee is received prior to expiration of the permit and granted by the building official.

5.no more than one (1) extension may be granted. permits which have become invalid shall pay a reactivation fee of approximately 50% of the original permit fee amount when the permit has been expired for up to six (6) months.

6.when a permit has been expired for a period in excess of one (1) year, the reactivation fee shall be approximately 100% of the original permit fee. (r105.5 crc)

7.THIS PROJECT SHALL COMPLY WITH TITLE 24, 2022 California Building Code, 2022 California Residential Code, 2022 California Fire code, 2022 California Electrical Code, 2022 California Mechanical Code, 2022 California Plumbing Code, 2022 California Energy Code, 2019 California Green Building Standard Code, The latest Redondo Beach Municipal Code

8.la co fire code 505.1 and crc-r319.1. address identification - all buildings and units shall be provided with approved identification. the address identification shall be legible and placed in a position that is visible from the street fronting the property. address identification characters shall contrast with their background. address numbers shall be arabic numbers or alphabetical letters. numbers shall not be spelled out. each character shall be not less than 4 inches in height with a stroke width of not less than 0.5 inch. where required by the fire code official, address identification shall be provided in additional approved locations to facilitated emergency response. where access is by means of a private way, a monument, pole or buildings and on the curbs. address identification shall be maintained.

9.Separate permits are required for demo, electrical,mechanical, plumbing, Solar Photovoltaic system, Swimming pool/spa , Site/Retaining Walls, Grading, Fire Sprinkler, and Demolition.

10.Hot water to shower shall be limited to 120°F. Provide water tempering valve conform to ASSE 1069. (CPC 408.3)

11.A minimum 12” x 12” access panel is required when a slip joint P-trap waste & overflow is provided.

12.Provide caulking at the bottom of the toilet, between toilet and floor. CPC 407.2

13.Insulation shall be provided on all hot water piping and the first 5’ on the cold water from thewater heater per CPC sec. 609.11 and title 24 part 6 as follow: a. Hot water pipe insulation for pipe less than 2 inches shall meet the minimum wall thickness indicated on title 24 part 6, table 120.3-a. B.

Insulation wall thickness shall be not less than 2 inches for a pipe of 2 inches or more in diameter. (CPC 609.11.2)

14.Insulation shall cover all hot water pipes to the kitchen. Provide the following water heater notes on the plans:
a.The first 5 feet of hot and cold water pipes from the water heater shall be insulated with approved pipe insulation.
b.All hot water pipes ¾” or larger requires full and continuous pipe insulation. Section 150.0(j)2Ai and Section 150.0(j)4.
c.All piping associated with a hot water re-circulation system regardless of the diameter.
d.All hot water piping between the heat sources to the kitchen fixtures. e.Each water heater has own gas shut-off valve. [CPC 1211.15] f.Maximum approved type length flex connector 6 feet. [CPC 1212 & 1212.4]

15. PER CALIFORNIA CIVIL CODE ARTICLE 11101.4 AND CALGREEN SECTION 301.1, ALL

BUILDING ALTERATIONS TO A SINGLE-FAMILY HOME, EXISTING PLUMBING FIXTURES

66.69' PROPERTY WIDTH
10' SIDE YARD SB

6.67'
proposed TWO STORY
addition/remodel
to (E) one-story
residence
(E) GARAGE

TO REMAIN
(existing roof attached
to main residence)
15' MIN. SETBACK
20' AVG. SETBACK
25' MAX. SETBACK

6.89'
10'

18.8'

26.47'

13.04' EX. & PROP. SB

5.26'

FRONT SETBACK

CALCULATION
20' AVERAGE MIN. REQUIRED
1,053 SF REQUIRED
1,052 SF PROVIDED
ffe @ 1st floor = 100.0
ffe @ 2nd floor = 109.35

99.79 - fc

96.81 - fc

99.70 - fc
calle miramar
via bonita

5.24'ex. sep.
ex. SB
prop. SBreq'd SB
req'd SB
ex. SB
prop. SB
20'
REQ'D avg. SB

27.26'
ex. SB
15'
req'd min. SB
103.20 - T.R.

18.93'

27.98'

23.17'

16.24'

12.68'
no landscape
changes in
no landscape
changes in
no landscape
changes in
no landscape
changes in

4.96'
ex. SB
73 2350

REVISION

REVISED

PRINTED
OWNER: adit dileep & brinda dixit JOB ADDRESS: 671 calle miramar redondo beach, ca 90277 the dileep-dixit residence
671 calle miramar
redondo beach, CA 90277
15011 KINGSDALE AVE.

LAWNDALE, CA 90260
PH: (310)938-6640
A2 1/4" = 1'-0"
existing FLOOR PLAN
NORTH
(E)
living
room
(E)

KITCHEN
(E)
HALL
(E)
BATH
(E)
BEDROOM #2
(E)
BEDROOM #1
74 A3
2350

REVISION

REVISED

PRINTED
OWNER: adit dileep & brinda dixit JOB ADDRESS: 671 calle miramar redondo beach, ca 90277 the dileep-dixit residence
671 calle miramar
redondo beach, CA 90277
15011 KINGSDALE AVE.

REVISION

REVISED

PRINTED
OWNER: adit dileep & brinda dixit JOB ADDRESS: 671 calle miramar redondo beach, ca 90277 the dileep-dixit residence
671 calle miramar
redondo beach, CA 90277
15011 KINGSDALE AVE.

99.79'
L.A.G.

96.81'L.A.G.
3'-0"
21'-0"
18'-0"
8'-3"
21'-0"
8'-0"
8'-3"
21'-0"
8'-0"
south ELEVATION east ELEVATION
18'-0"3'-0"
120.91'NEW HIGHEST PT. OF ROOF
120.91'NEW HIGHEST PT. OF ROOF
111.32'
EX. RDIDGE

99.77'L.A.G.

97.29 L.A.G.

ROOF PLAN
1/8" = 1'-0"
ROOF PITCH = SEE PLANS
ATTIC VENT CALCULATIONS:

NEW ATTIC AREA = 0 SQ. FT. / 150 = 0 SQ. FT. OF VENTS; THEREFORE, - 0 VENTS PROVIDED ( ) - 0 SQ. ft. aTTIC VENTS PROVIDED - CONCRETE MODEL "FLAT" VENTS BY O'HAGINS INC. (ICC = 9650A)

1. 2.

ROOF PLAN NOTES
NORTH
a6
TYPICAL EAVE DETAILSCALE: 11
2"=1'-0" ONE HOUR CEILING AND WALL typ. rack detail n/a VALLEY FLASHING WINDOW AND DOOR FRAMES roof to wall flashing 1 4
3 2
7 6
5 10
9 8

NO SCALE
RIDGE / HIP / FLASHINGSCALE: 11
2"=1'-0"
SCALE: 11
2"=1'-0"SCALE: 11
2"=1'-0"

WOOD JOISTS, GYPSUM WALLBOARD
GA FILE NO. FC 5420
GA FILE NO. WP 3510

ONE HOUR CEILING

SYSTEM DESCRIPTIONSKETCH AND DESIGN DATA

GYPSUM WALLBOARD, WOOD STUDS
1 HOUR
FIRE
35 to 39 STC
SOUND
1 HOUR
FIRE
35 to 39 STC
SOUND
Approx. Ceiling Weight: 212 psf
Fire Test:ULR3501-5, 9, 7-15-52
ULR1319-2, 3, 6-5-52
Design L 501
ULC Design M500
Sound Test: See FC 5410
IIC & Test:32 (66 C&P) NGC 5032, 7-19-66
Thickness: 478"
Approx. Weight: 7 psf
Fire Test:ULR3501-47, -48, 9-17-65.

Design U309
ULR1319-129, 7-22-70
Design U314
Sound Test:NGC2404, 10-14-70

DOOR AND WINDOW FRAMING REQUIREMENT
16D END

TYPICAL

KING STUD

TRIMMER
FULL
HEIGHT

FLOATER

HEADERHEADER

TYPICAL WINDOWTYPICAL DOOR

FRAMING MEMBERS
(SEE FRAMING PLAN)
UNDERLAYMENT (30LB ASTM)
FELT CARRIED OVER 2 X 3
NAILER W/ 26 GA. FLASHING
OVER
26 GA. FLASHING

PLYWOOD ROOF SHT'G

ROOFING MATERIAL
(SEE ROOF PLAN)
12" TYP.

TYP. 2X8 RAFTER TAILS
TYP. ROOF SHT'G

BOUNDARY NAILING
2x FASCIA BOARD

INTERIOR FINISH
DBL TOP PLATE W/ A35 @
32"O.C.
2X STUDS @ 16" O.C.
2x T&G SHEATHING

ASPHALT SHINGLES
2x2 TRIM
STUCCO
1 LAYER 30# FELT

EXTERIOR FINISH
2X BLOCKING

COPPER FLSH'G & COUNTERFLSH'G
1 X 6 CONT.

UNDERLAYMENT (30 LB ASTM FELT)

ROOFING MATERIAL (SEE ROOF PLAN)
2X ROOF RFTR.
2X STUDS @ 16" O.C.

INTERIOR FINISH
6" LAP
MIN.

SCALE: 11
2"=1'-0"
SCALE: 11
2"=1'-0"
UNDERLAYMENT (30LB. ASTM FELT)

PLWD ROOF SHT'G

ROOFING MATERIAL (SEE ROOF PLAN)

COPPER VALLEY FALSHING
2X ROOF RFTR

SEE FRMG PLAN
12" MIN.
7 5/8"
5 1/2"
58" GYP. BOARD,

PAINTED FINISH
STUCCO TO MATCH EX.

BUILDING PAPER
12" PLYWOOD
R19 BATT

INSULATION

EXTERIOR

INTERIOR

INTERIOR
58" 1"
12"
exterior WALL detailSCALE: 3" = 1'-0"
SCALE: 11
2"=1'-0"
1X6 T&G SHEATHING

SHINGLE ROOFING
- SEE ROOF PLAN
G.I. COPPER DRIP

FLASHING
5" Ø HALF ROUND
G.I. GUTTER

PLYWOOD SHEATHING
2X8 RAFTERS W/ END

CUT AS SHOWN
G.I. SCREEN VENTS
@ 64" O.C.
2X8 BLKG W/ A35 @ 32" O.C.

DBL TOP PLATE
2X8 EXPOSED BLK'G

BETWEEN RAFTERS

INTERIOR FINISH
2X STUDS

STUCCO TO MATCH

RAFTER ENCLOSED
WITH STUCCO.
1-HR FIRE RATED.
n/aSCALE: 11
2"=1'-0"
12" OVERHANG
2350

REVISION

REVISED

PRINTED
OWNER: adit dileep & brinda dixit JOB ADDRESS: 671 calle miramar redondo beach, ca 90277 the dileep-dixit residence
671 calle miramar
redondo beach, CA 90277
15011 KINGSDALE AVE.

LAWNDALE, CA 90260
PH: (310)938-6640
2:12
2:12
2:12
2:12
2:12
2:12
2:12
2:12
2:122:12
(existing roof attached
to main residence)
77

Torrance City CouncilFebruary 25, 2025

Torrance City Council
February 25, 2025